4541/4543 27th St SW · Lehigh Acres, FL 33973

$395,000

6 bd · 4.0 ba · 2,334 sqft · MultiFamily · 10 Days on market

Built 2006 Good condition 0.29 ac lot Est $518k · 24% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Appreciation +0.8/10.0
• Rent growth +0.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this Stunning renovated Duplex in Lehigh Acres, the property has one side has been totally renovated from top to bottom. Stunning wood plank tile that graces the entire floor of home with 5 inches base board gives it the modern feel. The kitchen overlook the large living room offers a great practical space for family and friends to gather and partying. This luxury kitchen carries brand new hardwood cabinets with soft closing features, beautiful quartz countertops, and new stainless-steel appliances. Bathrooms have been totally redone with new tile showers, new toilets, and new vanity. The property has brand-new LED lighting throughout the entire house. Property is in X zone, so y

Key facts

• Luxury kitchen
• Quartz countertops
• Renovated duplex

Tags

• RENOVATED DUPLEX
• WOOD PLANK TILE
• LUXURY KITCHEN
• QUARTZ COUNTERTOPS
• PRIVATE BACKYARD
• NEW KITCHEN

Property features AI

Finance

• Other: Tenants responsible for application fee, cable TV, electricity, internet and telephone; Pets allowed with conditions (call)
• Financial info: One unit shows actual/pro forma rent of $1,750
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Each unit includes an attached 1-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Multifamily property with 1 building containing 2 units; Resale condition; Zoned RM-2
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Rectangular lot; Paved public road access; Well irrigation source

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two 3-bedroom units (each unit is three bedroom)
• Flooring: Tile
• Bathrooms: Each unit has 2 full bathrooms (4 full bathrooms total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Tile flooring; Smoke detectors
• Laundry & utility: Laundry in garage (each unit)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $395k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($698/yr) — positive. Per door: $29/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (10.7% below list).
• Recommended offer: $353k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-7.0%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,529/mo this rent would consume 70% of the median local household income ($61k/yr) (locally 1142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,900 (10.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $518,148
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4525/4527 21st St SW	0.37mi	6/4.0	2,306 (-1%)	6mo	$435,000	$189	76
4617-4619 30th St SW	0.28mi	6/4.0	2,392 (+2%)	9mo	$550,000	$230	75
1541/1543 Hightower Ave S	0.44mi	6/4.0	2,400 (+3%)	2mo	$345,000	$144	74
4635/4633 27th St SW	0.30mi	6/4.0	2,226 (-5%)	8mo	$392,000	$176	72
22nd SW Unit 4417/4419	0.40mi	6/4.0	2,396 (+3%)	17mo	$550,000	$230	63
4417/4419 28th St SW	0.42mi	6/4.0	2,350 (+1%)	20mo	$535,000	$228	63
4637-4639 28th St SW	0.32mi	6/4.0	2,268 (-3%)	24mo	$360,000	$159	61
4521/4523 19th St SW	0.47mi	6/4.0	2,254 (-3%)	23mo	$465,000	$206	53
1501-1503 Hightower Ave S	0.62mi	6/4.0	2,392 (+2%)	23mo	$549,900	$230	48
1141-1143 Ichabod Ave S	0.68mi	6/4.0	2,390 (+2%)	22mo	$562,000	$235	46
4732-4734 29th St SW	0.61mi	6/4.0	2,500 (+7%)	24mo	$555,000	$222	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.36×
• Total profit: $-70,592
• Equity at exit: $58,896

10-year hold

• IRR: -18.8%
• Equity multiple: 0.13×
• Total profit: $-96,453
• Equity at exit: $34,152

Cash invested: $110,600 (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 33973

• Home prices YoY: -3.4%
• Rents YoY: -7.0%
• Active inventory: 295
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,529 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $58

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 93%

Sensitivity live

Price	-10% $331	-5% $195	+0% $58	+5% $-78	+10% $-215
Rent	-10% $-221	-5% $-81	+0% $58	+5% $198	+10% $337
Rate	-1.0pp $257	-0.5pp $159	base $58	+0.5pp $-44	+1.0pp $-148

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,530
Total (2 units)			$3,529

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10849 Timber Creek Dr Fort Myers, FL	5.0	4.5	3357	$4,000	$1.19	25d	1	0.56mi
1133 Ichabod Ave Lehigh Acres, FL	6.0	4.0	2376	$2,100	$0.88	25d	1	0.71mi

Listing history 36 events

1. 2026-06-22
   days on market $395,000 Active 10 DOM
2. 2026-06-18
   days on market $395,000 Active 7 DOM
3. 2026-06-17
   price $395,000 Active 6 DOM
4. 2026-06-17
   days on market $399,999 Active 6 DOM
5. 2026-06-16
   days on market $399,999 Active 5 DOM
6. 2026-06-15
   days on market $399,999 Active 4 DOM
7. 2026-06-13
   days on marketlisting id $399,999 Active 2 DOM
8. 2026-06-10
   days on market $399,999 Active 57 DOM
9. 2026-06-09
   days on market $399,999 Active 56 DOM
10. 2026-06-07
    days on market $399,999 Active 54 DOM
11. 2026-06-03
    days on market $399,999 Active 50 DOM
12. 2026-06-02
    days on market $399,999 Active 49 DOM
13. 2026-06-01
    days on market $399,999 Active 48 DOM
14. 2026-05-31
    days on market $399,999 Active 47 DOM
15. 2026-05-22
    price $399,999
16. 2026-04-09
    listed $409,000 Active
17. 2026-04-08
    historical
18. 2026-03-24
    price $410,000
19. 2026-03-13
    price $415,000
20. 2026-02-26
    price $425,000
21. 2026-02-19
    listed $435,000 Active
22. 2026-02-18
    historical
23. 2026-02-12
    price $435,000
24. 2026-01-15
    listed $445,000 Active
25. 2026-01-14
    historical
26. 2025-12-12
    listed $450,000 Active
27. 2025-12-09
    historical
28. 2025-11-11
    listed $455,000 Active
29. 2025-06-09
    historical
30. 2025-06-02
    price $380,000
31. 2025-05-13
    listed $385,000 Active
32. 2025-04-30
    historical
33. 2025-03-11
    price $390,000
34. 2025-03-03
    listed $395,000 Active
35. 2023-12-22
    historical
36. 2023-12-04
    listed $395,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $42,348
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,388
• − Management: −$3,388
• − Depreciation: −$11,491
• Taxable loss: −$5,945
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $2,125/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This renovated duplex in Lehigh Acres is in good condition with modern updates and a well-maintained exterior. It offers a good investment opportunity with potential for further value enhancement through minor improvements.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Rental Upgrading the ceiling fans — Modern ceiling fans can improve air circulation and comfort in the living spaces.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Rental Upgrading the ceiling fans — Modern ceiling fans can improve air circulation and comfort in the living spaces. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,392
• Household income: $60,530
• Rent vs Own: 77.1% rent · 22.9% own
• Severe rent burden: 1142.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 41% Black 36% Two or more races 21% White 18%
• Hispanic origin (detail): Mexican 21% Puerto Rican 7% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 14% Russian 1% Estonian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 54% English-only · Spanish 31% French/Haitian/Cajun 13% Other Indo-European 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: ▼ -8.43%
• Current HPI: 237.694
• Rent YoY: ▼ -6.99%
• 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

+1.3% since first listed

22 events — show timeline

• 2026-05-22 Price Changed $399,999 FORTMLS
• 2026-04-09 Listed $409,000 FORTMLS
• 2026-04-08 Listing Removed — FORTMLS
• 2026-03-24 Price Changed $410,000 FORTMLS
• 2026-03-13 Price Changed $415,000 FORTMLS
• 2026-02-26 Price Changed $425,000 FORTMLS
• 2026-02-19 Listed $435,000 FORTMLS
• 2026-02-18 Listing Removed — FORTMLS
• 2026-02-12 Price Changed $435,000 FORTMLS
• 2026-01-15 Listed $445,000 FORTMLS
• 2026-01-14 Listing Removed — FORTMLS
• 2025-12-12 Listed $450,000 FORTMLS
• 2025-12-09 Listing Removed — FORTMLS
• 2025-11-11 Listed $455,000 FORTMLS
• 2025-06-09 Listing Removed — FORTMLS
• 2025-06-02 Price Changed $380,000 FORTMLS
• 2025-05-13 Listed $385,000 FORTMLS
• 2025-04-30 Listing Removed — FORTMLS
• 2025-03-11 Price Changed $390,000 FORTMLS
• 2025-03-03 Listed $395,000 FORTMLS
• 2023-12-22 Listing Removed — FORTMLS
• 2023-12-04 Listed $395,000 FORTMLS