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 Est $152k · 10% over

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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).

• Cash flow +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• ARV discount +3.2/15.0
• 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. The resort-style amenities include a sprawling pool, fully equipped fitness center, and well-maintained tennis and pic

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

Property features AI

Finance

• Financial info: List price $173,999

Exterior

• Home design: Spec inventory, Plan name: Birkdale; Condominium at 18411 Copperhead Ct N #317, Lehigh Acres, FL 33936

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1154 (listed under property information)

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 $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (0.0% below list).
• 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+, 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 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. 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?
5. 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.
6. 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.
7. 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: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $152,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10615 Roxbury Ct	0.74mi	2/2.0	1,004 (-13%)	2mo	$132,500	$132	42

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,440
• Equity at exit: $24,900

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-23,968
• 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 →

ZIP-level market 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $165

Break-even live

Break-even rent $1,461

Max offer price $166,999

Occupancy floor 85%

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	23d	1	0.02mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	21d	1	0.03mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	14d	1	0.07mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	23d	1	0.07mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	23d	1	0.09mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	3d	1	0.15mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	23d	1	0.15mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	23d	1	0.18mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	23d	1	0.22mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	23d	1	0.25mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	23d	1	0.25mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	23d	1	0.25mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	3d	1	0.33mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	23d	1	0.35mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	23d	1	0.35mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	14d	1	0.35mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.36mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	0.37mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	21d	1	0.37mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.38mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	23d	1	0.38mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	3d	1	0.40mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.41mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	3d	1	0.48mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	14d	1	0.52mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	3d	1	0.57mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	21d	1	0.57mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	0.59mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	23d	1	0.59mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	3d	1	0.60mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	23d	1	0.60mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	19d	1	0.61mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	23d	1	0.64mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	19d	1	0.66mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	3d	1	0.66mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	23d	1	0.66mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	23d	1	0.68mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	23d	1	0.68mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	19d	1	0.71mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.72mi

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: $20,032
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,858
• Taxable loss: −$726
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,150/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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): 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