2212 E 6th St · Lehigh Acres, FL 33936

$100,000

2 bd · 2.0 ba · 990 sqft · Condo public records · 19 Days on market

Built 1970 $320/mo HOA · 22% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.0/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 2-bath home with a den, located in a quiet 55+ community in Lehigh Acres. Equipped with a new HVAC system in 2026, and Water Heater in 2026. This well-kept property features terrazzo floors throughout, an inside laundry room, and a spacious layout designed for comfortable living. The large breakfast bar can easily host 4 or 5 seats. The dining area opens into the family room, creating a bright and inviting space. Enjoy the screened-in back patio with pavers just off the den area, perfect for morning coffee or enjoying the evening outside. The home also offers a spacious covered carport plus extra driveway parking for added convenience. A wonderful opport

Key facts

• Large breakfast bar
• Covered carport
• Inside laundry room

Tags

• TERRAZZO FLOORS
• INSIDE LAUNDRY ROOM
• LARGE BREAKFAST BAR
• SCREENED-IN BACK PATIO
• COVERED CARPORT
• EXTRA DRIVEWAY PARKING

Property features AI

Finance

• HOA & community: Homeowners association with a $320 monthly fee; HOA covers irrigation water, grounds maintenance, and trash; Non-gated community

Exterior

• Parking: Attached carport (1 covered space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Faces north; Resale property; Zoned RM-2
• Construction: Built with block, concrete, and stone; Shingle roof
• Exterior features: Lanai / screened porch; Patio; Porch; Attached storage; Lake irrigation source; Rectangular lot; Lot exposures to the south

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Pantry; Breakfast bar
• Bedrooms: Master bedroom (15 x 10); Bedroom (10 x 11)
• Flooring: Terrazzo flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Single-hung and impact-resistant windows; Breakfast bar; Combined family and dining area; Living and dining room space; Pantry; Tub/shower; Cable TV-ready; Bar; Unfurnished
• Laundry & utility: Washer and dryer (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 641 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $49k; list at $100k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-8,879
• Equity at exit: $14,910

10-year hold

• IRR: -5.8%
• Equity multiple: 0.69×
• Total profit: $-8,615
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$42
• HOA: −$320
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $178

Break-even live

Break-even rent $1,208

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $235	-5% $206	+0% $178	+5% $150	+10% $121
Rent	-10% $65	-5% $121	+0% $178	+5% $235	+10% $291
Rate	-1.0pp $228	-0.5pp $204	base $178	+0.5pp $152	+1.0pp $126

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	24d	1	0.17mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	4d	1	0.33mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	24d	1	0.47mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	24d	1	0.47mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	24d	1	0.57mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	17d	2	0.63mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	24d	1	0.86mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	24d	1	1.11mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	1.11mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	24d	1	1.38mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	4d	1	1.46mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 19 DOM
2. 2026-06-17
   days on market $100,000 Active 18 DOM
3. 2026-06-16
   days on market $100,000 Active 17 DOM
4. 2026-06-15
   days on market $100,000 Active 16 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   days on market $100,000 Active 14 DOM
7. 2026-06-10
   days on market $100,000 Active 11 DOM
8. 2026-06-09
   days on market $100,000 Active 10 DOM
9. 2026-06-08
   days on market $100,000 Active 9 DOM
10. 2026-06-07
    days on market $100,000 Active 8 DOM
11. 2026-06-03
    days on market $100,000 Active 4 DOM
12. 2026-06-02
    days on market $100,000 Active 3 DOM
13. 2026-06-01
    days on market $100,000 Active 2 DOM
14. 2026-05-31
    remarks 688-char remark
15. 2026-05-31
    listed $100,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $818 · $68/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$12/yr (+$1/mo · 1.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,199
• − Mortgage interest: −$5,602
• − Property taxes: −$818
• − Insurance: −$500
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$3,840
• − Depreciation: −$2,909
• Taxable income: $779
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,950/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+280.2% since first listed

13 events — show timeline

• 2026-05-18 Listed $100,000 FORTMLS
• 2026-05-17 Listing Removed — FORTMLS
• 2026-01-07 Listed $162,900 FORTMLS
• 2025-11-29 Listing Removed — FORTMLS
• 2025-10-31 Price Changed $162,900 FORTMLS
• 2025-08-14 Price Changed $169,900 FORTMLS
• 2025-05-29 Price Changed $174,900 FORTMLS
• 2025-05-29 Listed $179,900 FORTMLS
• 2025-05-27 Listing Removed — FORTMLS
• 2024-11-27 Listed $179,900 FORTMLS
• 2002-07-26 Sold (Public Records) $48,800 Public Records
• 1977-03-01 Sold (Public Records) $32,500 Public Records
• 1976-12-01 Sold (Public Records) $26,300 Public Records

Property tax history

+10.8%/yr

Latest (2025): $818 · +18.8% YoY. Source: county tax records.