4103 E 10th St · Lehigh Acres, FL 33972

$160,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 31 Days on market

Built 1979 0.25 ac lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful property located on quite neighborhood, two bedrooms, two bathrooms, screened lanai, perfect for investment.

Key facts

• Convenient location
• Lush landscaping
• Detached shed

Tags

• DETACHED SHED
• 220-VOLT ELECTRICAL HOOKUP
• LANDSCAPED OVERSIZED LOT
• LUSH LANDSCAPING
• PEACEFUL OUTDOOR SETTING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $143k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 8.8% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

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 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,671 (10.8% 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 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.06% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.38×
• Total profit: $-27,878
• Equity at exit: $23,857

10-year hold

• IRR: -4.1%
• Equity multiple: 0.69×
• Total profit: $-13,881
• Equity at exit: $13,834

Cash invested: $44,800 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-98

Break-even live

Break-even rent $1,820

Max offer price $142,671

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-53	+0% $-98	+5% $-143	+10% $-189
Rent	-10% $-232	-5% $-165	+0% $-98	+5% $-31	+10% $36
Rate	-1.0pp $-18	-0.5pp $-57	base $-98	+0.5pp $-140	+1.0pp $-182

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	4d	1	0.56mi
4103 13th St SW Lehigh Acres, FL	2.0	1.0	900	$1,550	$1.72	12d	1	0.77mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	22d	1	0.84mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	25d	1	1.06mi
3402 14th St W Lehigh Acres, FL	2.0	1.0	777	$1,350	$1.74	4d	1	1.16mi
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	17d	1	1.23mi

Listing history 9 events

1. 2026-03-06
   status Pending
2. 2026-01-26
   listed $160,000 Active
3. 2017-12-18
   soldstatus $99,900
4. 2017-12-15
   soldstatus $99,900 Sold 128-char remark

   Show marketing remark (128 chars)

   This is a beautiful property located on quite neighborhood, two bedrooms, two bathrooms, screened lanai, perfect for investment.

5. 2017-11-01
   status Pending 128-char remark

   Show marketing remark (128 chars)

   This is a beautiful property located on quite neighborhood, two bedrooms, two bathrooms, screened lanai, perfect for investment.

6. 2017-04-24
   listed $99,900 Active 128-char remark

   Show marketing remark (128 chars)

   This is a beautiful property located on quite neighborhood, two bedrooms, two bathrooms, screened lanai, perfect for investment.

7. 2016-12-14
   soldstatus $61,954
8. 1999-12-09
   soldstatus $51,900
9. 1999-07-02
   listed $48,900

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,264 · $105/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$64/yr (+$5/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,347
• − Mortgage interest: −$8,962
• − Property taxes: −$1,264
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,655
• Taxable loss: −$3,708
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-287/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+227.2% since first listed

9 events — show timeline

• 2026-03-06 Pending — FORTMLS
• 2026-01-26 Listed $160,000 FORTMLS
• 2017-12-18 Sold (Public Records) $99,900 Public Records
• 2017-12-15 Sold (MLS) $99,900 FORTMLS
• 2017-11-01 Pending — FORTMLS
• 2017-04-24 Listed $99,900 FORTMLS
• 2016-12-14 Sold (Public Records) $61,954 Public Records
• 1999-12-09 Sold (Public Records) $51,900 Public Records
• 1999-07-02 Listed $48,900 FORTMLS

Property tax history

+3.8%/yr

Latest (2025): $1,264 · +8.2% YoY. Source: county tax records.