6020 Pat Ave N · Lehigh Acres, FL 33971

$313,000

4 bd · 2.0 ba · 1,802 sqft · Land · 93 Days on market

Built 2026 10,018 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Queen, a four-bedroom floor plan from our Value collection. Designed for privacy and comfort, this home features three bedrooms on one side while the Owner's Suite is situated on the other side. As you enter through the foyer, you'll notice the Great Room and Dining Area offers a seamless flow and abundant natural light from the sliding glass doors leading to the backyard. The kitchen, positioned at the back of the home, is conveniently adjacent to the dining room. With ample counterspace and cabinets, it provides the perfect setting for culinary endeavors and storage of all your essentials. The laundry room, located within the home, flows seamlessly into the two-car garage, enhancing convenience and functionality. Rest assured that the Queen floor plan exemplifies our commitment to quality craftsmanship. Constructed using CBS (Concrete Block System), this home incorporates energy-smart features throughout, including a digital thermostat, a ventilation and A/C system, a roof vent and soffit for attic ventilation, and dual-pane energy-efficient windows. We stand behind the quality of our homes, which is why the Queen floor plan includes a 1-year transferable builder warranty and a 10-year structural warranty.

Key facts

• Tile floors
• Under truss lanai
• Sliding glass doors

Tags

• QUARTZ COUNTER TOPS
• TILE FLOORS
• UNDER TRUSS LANAI
• GREAT ROOM
• DINING AREA
• SLIDING GLASS DOORS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking
• Utilities: Cable available; Well water; Septic tank
• Home design: Single-story home; New construction; Faces west; Entry level: 1; Lot exposures: East
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Shutters (manual); No additional exterior features listed

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Master bedroom (12 x 16); Three additional bedrooms (each 12 x 12)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower(s)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows; Separate/formal dining room; Pantry; Separate shower (shower only); Walk-in closets; Split-bedroom floor plan; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $313k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (28.8% below list).
• Recommended offer: $223k (28.8% below list) — sets the bar for 1% rule.

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 falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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 93 days — a 9% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $313k implies a 1465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,871 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.7

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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-82,846
• Equity at exit: $46,669

10-year hold

• IRR: -47.2%
• Equity multiple: -0.49×
• Total profit: $-130,246
• Equity at exit: $27,063

Cash invested: $87,640 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,695/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-402

Break-even live

Break-even rent $2,738

Max offer price $254,773

Occupancy floor —

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: $78,250
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.04mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	3d	1	0.19mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.27mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.33mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.33mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.34mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.38mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	0.39mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.40mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	0.47mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.48mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	1d	1	0.48mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	1d	1	0.52mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.56mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.59mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	0.59mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.59mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	0.60mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	0.65mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	0.76mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	0.76mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	0.77mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.77mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.83mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	1d	1	0.86mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.86mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.87mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	0.88mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	2d	1	0.88mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	0.94mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	13d	1	0.94mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	21d	1	0.95mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	2d	1	0.96mi
3776 Passion Vine Dr Unit 1 Alva, FL	3.0	2.0	1885	$2,200	$1.17	23d	1	0.98mi
3917 Passion Vine Dr Alva, FL	4.0	3.0	1933	$2,500	$1.29	16d	1	0.98mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	1.01mi
3984 Sweet Alyssum Ter Alva, FL	4.0	3.0	2032	$2,500	$1.23	3d	1	1.05mi
3958 Button Sage Rd Alva, FL	4.0	3.0	2032	$3,950	$1.94	14d	1	1.06mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	23d	1	1.11mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	3d	1	1.13mi

Listing history 17 events

1. 2026-06-17
   days on market $313,000 Active 93 DOM
2. 2026-06-16
   days on market $313,000 Active 92 DOM
3. 2026-06-15
   days on market $313,000 Active 91 DOM
4. 2026-06-13
   pricedays on market $313,000 Active 89 DOM
5. 2026-06-10
   days on market $335,000 Active 86 DOM
6. 2026-06-09
   days on market $335,000 Active 85 DOM
7. 2026-06-07
   days on market $335,000 Active 83 DOM
8. 2026-06-03
   days on market $335,000 Active 79 DOM
9. 2026-06-02
   days on market $335,000 Active 78 DOM
10. 2026-06-01
    days on market $335,000 Active 77 DOM
11. 2026-06-01
    days on market $335,000 Active 76 DOM
12. 2026-04-16
    price $335,000
13. 2026-03-06
    price $335,000 1243-char remark

    Show marketing remark (1243 chars)

    Introducing the Queen, a four-bedroom floor plan from our Value collection. Designed for privacy and comfort, this home features three bedrooms on one side while the Owner's Suite is situated on the other side. As you enter through the foyer, you'll notice the Great Room and Dining Area offers a seamless flow and abundant natural light from the sliding glass doors leading to the backyard. The kitchen, positioned at the back of the home, is conveniently adjacent to the dining room. With ample counterspace and cabinets, it provides the perfect setting for culinary endeavors and storage of all your essentials. The laundry room, located within the home, flows seamlessly into the two-car garage, enhancing convenience and functionality. Rest assured that the Queen floor plan exemplifies our commitment to quality craftsmanship. Constructed using CBS (Concrete Block System), this home incorporates energy-smart features throughout, including a digital thermostat, a ventilation and A/C system, a roof vent and soffit for attic ventilation, and dual-pane energy-efficient windows. We stand behind the quality of our homes, which is why the Queen floor plan includes a 1-year transferable builder warranty and a 10-year structural warranty.

14. 2026-02-17
    listed $325,000 Active
15. 2025-04-12
    listed $325,000 Active 1243-char remark

    Show marketing remark (1243 chars)

    Introducing the Queen, a four-bedroom floor plan from our Value collection. Designed for privacy and comfort, this home features three bedrooms on one side while the Owner's Suite is situated on the other side. As you enter through the foyer, you'll notice the Great Room and Dining Area offers a seamless flow and abundant natural light from the sliding glass doors leading to the backyard. The kitchen, positioned at the back of the home, is conveniently adjacent to the dining room. With ample counterspace and cabinets, it provides the perfect setting for culinary endeavors and storage of all your essentials. The laundry room, located within the home, flows seamlessly into the two-car garage, enhancing convenience and functionality. Rest assured that the Queen floor plan exemplifies our commitment to quality craftsmanship. Constructed using CBS (Concrete Block System), this home incorporates energy-smart features throughout, including a digital thermostat, a ventilation and A/C system, a roof vent and soffit for attic ventilation, and dual-pane energy-efficient windows. We stand behind the quality of our homes, which is why the Queen floor plan includes a 1-year transferable builder warranty and a 10-year structural warranty.

16. 2024-11-21
    soldstatus $20,000
17. 1996-04-12
    soldstatus $8,600

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,745
• − Mortgage interest: −$17,533
• − Property taxes: −$4,695
• − Insurance: −$1,565
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$9,105
• Taxable loss: −$10,433
• Est. tax savings @ 24.0%: +$2,504
• After-tax cash flow: $-2,325/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+3795.3% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $335,000 FORTMLS
• 2026-03-06 Price Changed $335,000 Zillow
• 2026-02-17 Listed $325,000 FORTMLS
• 2025-04-12 Listed $325,000 Zillow
• 2024-11-21 Sold (Public Records) $20,000 Public Records
• 1996-04-12 Sold (Public Records) $8,600 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +13.0% YoY. Source: county tax records.