18411 Copperhead Ct N #317 · Lehigh Acres, FL 33936

$166,999

2 bd · 2.0 ba · 1,154 sqft · Townhouse · 54 Days on market

Built 2026 Good condition $145/sqft · 9% below area Est $184k · 9% under

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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 +18.8/30.0
• ARV discount +11.6/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ibis Landing-a true golfer's paradise in Lehigh Acres, FL. This single-level condominium features an open kitchen, dining room and living room, with lanai access for outdoor living. Near the foyer is the luxe owner's suite and a comfortable spare bedroom perfect for younger residents or guests. Centered around a Gordon Lewis III-designed course, this scenic community features the highest elevated green in Fort Myers and sweeping panoramic views. With year-round sunshine, enjoy an effortless country club lifestyle in a natural oasis designed for your next chapter.

Key facts

• Luxe owner's suite
• Open kitchen
• Lanai access

Tags

• OPEN KITCHEN
• LANAI ACCESS
• LUXE OWNER'S SUITE
• SPRAWLING POOL
• FULLY EQUIPPED FITNESS CENTER
• WELL-MAINTAINED TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $167k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 soft (-0.8%/yr); 818 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,989 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $183,544
• List price: $166,999
• Delta: -9.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18411 Copperhead Ct N #315	0.05mi	2/2.0	1,120 (-3%)	0mo	$150,000	$134	92
18411 Copperhead Ct N #311	0.05mi	2/2.0	1,301 (+13%)	0mo	$187,000	$144	76
2616 14th St SW	1.02mi	3/2.0 (+1)	1,154 (0%)	2mo	$220,000	$191	58
18759 Copperhead Ct N	0.25mi	3/2.0 (+1)	1,417 (+23%)	0mo	$204,000	$144	58
2609 13th St SW	0.99mi	3/2.0 (+1)	1,120 (-3%)	0mo	$185,000	$165	55
9712 Maplecrest Cir	0.72mi	2/2.0	1,220 (+6%)	2mo	$180,000	$148	55
27 Apache St	0.51mi	2/1.0	920 (-20%)	0mo	$135,000	$147	47
2519 22nd St SW	0.69mi	3/3.0 (+1)	1,075 (-7%)	3mo	$309,000	$287	45
183 Patio St	1.10mi	3/2.0 (+1)	1,354 (+17%)	0mo	$265,000	$196	35
2607 20th St SW	0.78mi	3/2.0 (+1)	1,400 (+21%)	0mo	$286,102	$204	35
104 Contee Dr	0.85mi	2/1.0	880 (-24%)	2mo	$140,000	$159	34
110 Stafford Pl	0.88mi	2/1.0	920 (-20%)	3mo	$130,000	$141	33

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-21,178
• Equity at exit: $24,900

10-year hold

• IRR: -9.4%
• Equity multiple: 0.50×
• Total profit: $-23,444
• Equity at exit: $14,439

Cash invested: $46,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 38 active · 3 under contract
• Months of supply: 114.0 mo (1%/mo absorbed)
• Median asking: $174,999 ($147/sqft)
• Median days on market: 23 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 818
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $169

Break-even live

Break-even rent $1,461

Max offer price $166,999

Occupancy floor 85%

Sensitivity live

Price	-10% $284	-5% $227	+0% $169	+5% $111	+10% $54
Rent	-10% $37	-5% $103	+0% $169	+5% $235	+10% $301
Rate	-1.0pp $253	-0.5pp $212	base $169	+0.5pp $126	+1.0pp $82

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: $41,750
• Closing costs: $5,010
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18421 Copperhead Dr #217 Lehigh Acres, FL	2.0	2.0	1061	$3,600	$3.39	46d	1	0.02mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	72d	1	0.02mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	70d	1	0.03mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	72d	1	0.07mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	63d	1	0.07mi
9321 Aegean Cir Lehigh Acres, FL	3.0	2.0	1391	$1,650	$1.19	30d	1	0.07mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	72d	1	0.09mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	52d	1	0.15mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	72d	1	0.15mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	72d	1	0.18mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	72d	1	0.22mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	72d	1	0.25mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	72d	1	0.25mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	72d	1	0.25mi
9028 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	30d	1	0.26mi
9028 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	31d	1	0.26mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	52d	1	0.33mi
9120 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,515	$1.35	16d	1	0.34mi
9120 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	27d	1	0.34mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	72d	1	0.35mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	72d	1	0.35mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,599	$1.43	19d	1	0.35mi
9113 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	19d	1	0.36mi
9113 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	25d	1	0.36mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	52d	1	0.36mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	41d	1	0.36mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,574	$1.12	46d	1	0.37mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	70d	1	0.37mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	72d	1	0.37mi
9149 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	30d	1	0.37mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	52d	1	0.38mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	72d	1	0.38mi
9141 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	30d	1	0.38mi
9141 Aegean Cir Lehigh Acres, FL	2.0	2.0	1409	$1,574	$1.12	27d	1	0.38mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	52d	1	0.40mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	72d	1	0.41mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	52d	1	0.48mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	46d	1	0.48mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	63d	1	0.52mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$995	$1.23	46d	1	0.57mi

Listing history 2 events

1. 2026-06-01
   days on market $166,999 Active 54 DOM
2. 2026-06-01
   days on market $166,999 Active 53 DOM

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

Taxation est. · year 1

• Rental income: $20,098
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,858
• Taxable loss: −$670
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,189/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 None rehab

This well-maintained townhouse in a golf course community offers a good condition with minimal repairs needed. Upgrades to landscaping and exterior paint can significantly increase its value.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract more buyers ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing ↑
• Both Upgrade window treatments — Modern window treatments can improve the home's curb appeal and energy efficiency ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary G. Weaver Hipps Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Lehigh Acres Middle School F FL #421/571 Nat'l #7,581/14,009 High Dunbar High School F FL #429/667 Nat'l #10,806/17,239

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

D Composite livability gradescore 59/100

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 · 871,946 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: 12% of renters

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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%

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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%

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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

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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