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 · 12% below area Est $189k · 12% 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 +22.1/30.0
• ARV discount +12.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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 $270 ($3k/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 8.2% vs local median 4.6% 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); 940 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 42% 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $189,186
• List price: $166,999
• Delta: -11.73%
• Verdict: UNDERPRICED
• 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 #321	0.05mi	2/2.0	1,301 (+13%)	1mo	$185,000	$142	75
18424 Orangecrest Ct	0.78mi	2/2.0	1,220 (+6%)	0mo	$191,000	$157	55
511 Wyoming Rd	1.45mi	3/1.0 (+1)	1,160 (+0%)	1mo	$215,000	$185	54
20 Cosmopolitan Dr #6	0.58mi	2/2.0	973 (-16%)	0mo	$130,000	$134	48
17 Illinois Rd	1.30mi	2/1.0	1,052 (-9%)	1mo	$195,000	$185	46
329 Ranier Ave	1.47mi	3/2.0 (+1)	1,298 (+12%)	1mo	$285,000	$220	38
2506 30th St SW	0.70mi	3/2.0 (+1)	1,406 (+22%)	1mo	$310,000	$220	36
1412 Kimdale St E	1.25mi	3/2.0 (+1)	1,442 (+25%)	0mo	$254,900	$177	35
2900 8th St SW	1.49mi	3/2.0 (+1)	1,408 (+22%)	1mo	$220,000	$156	34
3005 Inez Ave S	1.33mi	3/2.0 (+1)	1,418 (+23%)	1mo	$300,000	$212	34
2712 15th St SW	1.10mi	3/2.0 (+1)	1,430 (+24%)	1mo	$246,900	$173	34
409 Picturesque Ave	1.42mi	3/2.0 (+1)	1,400 (+21%)	1mo	$303,990	$217	34

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-15,106
• Equity at exit: $24,900

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-11,301
• 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: 47 active · 6 under contract
• Months of supply: 141.0 mo (1%/mo absorbed)
• Median asking: $165,998 ($147/sqft)
• Median days on market: 31 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +11.7% above 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: 940
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $270

Break-even live

Break-even rent $1,461

Max offer price $166,999

Occupancy floor 80%

Sensitivity live

Price	-10% $386	-5% $328	+0% $270	+5% $213	+10% $155
Rent	-10% $128	-5% $199	+0% $270	+5% $341	+10% $413
Rate	-1.0pp $354	-0.5pp $313	base $270	+0.5pp $227	+1.0pp $183

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 #215 Lehigh Acres, FL	2.0	2.0	1120	$3,000	$2.68	10d	1	0.02mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	119d	1	0.02mi
18421 Copperhead Dr #217 Lehigh Acres, FL	2.0	2.0	1061	$3,600	$3.39	93d	1	0.02mi
18411 Copperhead Dr Unit 314 Lehigh Acres, FL	2.0	2.0	1120	$1,795	$1.60	10d	1	0.03mi
18411 Copperhead Dr Unit 332 Lehigh Acres, FL	2.0	2.0	1154	$1,750	$1.52	4d	1	0.03mi
18411 Copperhead Dr #337 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	10d	1	0.03mi
18411 Copperhead Dr #325 Lehigh Acres, FL	2.0	2.0	1120	$1,795	$1.60	1d	1	0.03mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	117d	1	0.03mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	119d	1	0.07mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	110d	1	0.07mi
18461 Copperhead Ct N #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	10d	1	0.07mi
9321 Aegean Cir Lehigh Acres, FL	3.0	2.0	1391	$1,650	$1.19	77d	1	0.07mi
18411 Copperhead Dr #321 Lehigh Acres, FL	3.0	2.0	1301	$2,000	$1.54	6d	1	0.08mi
18411 Copperhead Dr #311 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	10d	1	0.08mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	119d	1	0.09mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	99d	1	0.15mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	119d	1	0.15mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	119d	1	0.18mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	10d	1	0.18mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	119d	1	0.22mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	119d	1	0.25mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1436	$2,295	$1.60	10d	1	0.25mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$2,295	$1.76	5d	1	0.25mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	119d	1	0.25mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	1d	1	0.25mi
9028 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	78d	1	0.26mi
9028 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	77d	1	0.26mi
18328 Gibraltar Ln Lehigh Acres, FL	3.0	2.0	1409	$1,525	$1.08	10d	1	0.30mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	99d	1	0.33mi
9114 Aegean Cir Unit 9114 Lehigh Acres, FL	3.0	2.0	1468	$1,990	$1.36	10d	1	0.33mi
9120 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,515	$1.35	63d	1	0.34mi
9120 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,425	$1.27	10d	1	0.34mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	119d	1	0.35mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,425	$1.27	4d	1	0.35mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,466	$1.31	8d	1	0.35mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,599	$1.43	65d	1	0.35mi
9113 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	65d	1	0.36mi
9113 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	71d	1	0.36mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	99d	1	0.36mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	88d	1	0.36mi

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: $21,635
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$835
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$4,858
• Taxable income: $621
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,094/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