4519 25th St SW · Lehigh Acres, FL 33973

$360,000

4 bd · 4.0 ba · 1,928 sqft · MultiFamily public records · 65 Days on market

Built 2005 Good condition 0.28 ac lot ↓ 10% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• 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

LOW-PRICED DUPLEX IN BOOMING LEHIGH ACRES! Don’t miss this incredible deal in one of Southwest Florida’s fastest-growing areas. Priced to sell! Both units are currently rented—start generating income from day one. Featuring a new roof, new A/C, and new water heater, this is the perfect low-maintenance, high-potential investment.

Key facts

• 0.28 acre lot
• Built 2005
• Listed 64 days

Property features AI

Finance

• Financial info: Gross scheduled income: $38,400; Operating expenses: $8,000; Current actual rent for the unit: $3,200; Pro forma rent: $3,200; Tenant pays electricity; Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Utilities: Cable available; Septic tank; Private well
• Home design: RM-2 zoning; Resale property
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Oversized lot; No additional exterior features listed

Interior

• Bedrooms: One unit with 4 bedrooms (laundry in residence)
• Flooring: Carpet; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double-hung windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive. Per door: $55/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 $315k (12.5% below list).
• Recommended offer: $315k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,149/mo this rent would consume 62% 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 $2k of loan paydown is wiped out by about $11k 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 65 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $314,900 (12.5% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-60,538
• Equity at exit: $53,677

10-year hold

• IRR: -16.2%
• Equity multiple: 0.21×
• Total profit: $-79,389
• Equity at exit: $31,126

Cash invested: $100,800 (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 33973

• Home prices YoY: -3.4%
• Rents YoY: -7.0%
• Active inventory: 295
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,149 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$339 /mo · $4,070/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $111

Break-even live

Break-even rent $3,009

Max offer price $360,000

Occupancy floor 91%

Sensitivity live

Price	-10% $314	-5% $213	+0% $111	+5% $9	+10% $-93
Rent	-10% $-138	-5% $-14	+0% $111	+5% $235	+10% $359
Rate	-1.0pp $292	-0.5pp $202	base $111	+0.5pp $17	+1.0pp $-78

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,148
Total (2 units)			$3,149

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	25d	1	0.14mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	0.26mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	25d	1	0.28mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	5d	1	0.28mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	4d	1	0.28mi
2202 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,900	$1.48	5d	1	0.29mi
4614 25th St SW Lehigh Acres, FL	3.0	2.0	2328	$1,300	$0.56	23d	1	0.34mi
4621 25th St SW Lehigh Acres, FL	3.0	2.0	1280	$1,950	$1.52	21d	1	0.37mi
4621 25th St SW Lehigh Acres, FL	3.0	2.0	1280	$1,950	$1.52	25d	1	0.37mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.38mi
4646 24th St SW Lehigh Acres, FL	3.0	2.0	1600	$1,600	$1.00	25d	1	0.50mi
10525 Timber Creek Dr Fort Myers, FL	4.0	3.0	2032	$3,100	$1.53	16d	1	0.50mi
10525 Timber Creek Dr Fort Myers, FL	4.0	3.0	2032	$3,100	$1.53	5d	1	0.50mi
14279 Winding Cedar Way Fort Myers, FL	4.0	3.0	2032	$3,000	$1.48	4d	1	0.51mi
4700-4702 22nd St SW Unit 4700 Lehigh Acres, FL	3.0	2.0	1260	$2,050	$1.63	25d	1	0.53mi
4660 26th St SW Unit 4662 Lehigh Acres, FL	3.0	2.0	2246	$1,700	$0.76	21d	1	0.56mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	25d	1	0.58mi
4708 27th St SW Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.63mi
4710 27th St SW Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.63mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	0.63mi
10575 Timber Creek Dr Fort Myers, FL	3.0	3.0	2434	$10,000	$4.11	25d	1	0.63mi
4734 22nd St SW Lehigh Acres, FL	3.0	2.0	2349	$1,850	$0.79	25d	1	0.67mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	25d	1	0.67mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.68mi
4719 28th St SW Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	0.68mi
14158 Gardeners Way Fort Myers, FL	3.0	2.5	1871	$2,600	$1.39	4d	1	0.68mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.70mi
4720 29th St SW Unit 4722 Lehigh Acres, FL	3.0	2.0	2394	$2,400	$1.00	25d	1	0.70mi
4722 29th St SW Lehigh Acres, FL	3.0	2.0	1227	$1,800	$1.47	25d	1	0.71mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	5d	1	0.72mi
11091 Canopy Loop Fort Myers, FL	4.0	3.0	2032	$3,300	$1.62	5d	1	0.73mi
4743 14th St SW Lehigh Acres, FL	3.0	2.0	2340	$1,700	$0.73	25d	1	0.74mi
11127 Canopy Loop Fort Myers, FL	3.0	3.0	2434	$3,275	$1.35	25d	1	0.75mi
11171 Canopy Loop Fort Myers, FL	3.0	3.0	2434	$3,000	$1.23	15d	1	0.82mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	0.83mi
4800 15th St SW Lehigh Acres, FL	3.0	2.0	2522	$1,800	$0.71	23d	1	0.92mi
4021 28th St SW Lehigh Acres, FL	3.0	2.0	1529	$1,800	$1.18	25d	1	0.96mi
14129 Pine Lodge Ln Fort Myers, FL	3.0	3.0	1934	$2,300	$1.19	23d	1	0.96mi
4101 33rd St SW Lehigh Acres, FL	3.0	2.0	1698	$2,200	$1.30	16d	1	1.00mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	1.00mi

Listing history 13 events

1. 2026-06-10
   days on market $360,000 Active 65 DOM
2. 2026-06-09
   days on market $360,000 Active 64 DOM
3. 2026-06-07
   days on market $360,000 Active 62 DOM
4. 2026-06-03
   days on market $360,000 Active 58 DOM
5. 2026-06-02
   days on market $360,000 Active 57 DOM
6. 2026-06-01
   days on market $360,000 Active 56 DOM
7. 2026-06-01
   days on market $360,000 Active 55 DOM
8. 2026-04-06
   listed $360,000 Active
9. 2026-03-20
   status Pending
10. 2026-03-19
    historical
11. 2026-03-09
    price $360,000
12. 2026-02-04
    price $383,800
13. 2026-01-18
    listed $398,500 Active

ⓘ 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: $4,070 · $339/mo
• Projected year-2 tax: $4,070 · $339/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $37,788
• − Mortgage interest: −$20,166
• − Property taxes: −$4,070
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,023
• − Management: −$3,023
• − Depreciation: −$10,473
• Taxable loss: −$4,767
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $2,472/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 75/100 Cosmetic rehab

This well-maintained, low-maintenance multi-family property in Lehigh Acres offers a great investment opportunity with minimal repairs and updates needed.

Repairs flagged

• Minor kitchen countertops — Worn appearance suggests minor repairs needed.
• Minor paint touch-ups — Faded paint in living room suggests touch-ups are needed.
• Minor landscaping — Overgrown areas around the property suggest landscaping needs attention.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping — A well-maintained exterior can attract more potential buyers/tenants.
• Both New flooring in common areas — Fresh tile flooring can improve the overall look and feel of the property.
• Both New kitchen countertops — Modern countertops can increase the property's appeal and value.
• Both New paint in living room — Fresh paint can make the living room more inviting and visually appealing.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn appearance suggests minor repairs needed.	Minor	$500–3,000
paint touch-ups · Faded paint in living room suggests touch-ups are needed.	Minor	$500–3,000
landscaping · Overgrown areas around the property suggest landscaping needs attention.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — A well-maintained exterior can attract more potential buyers/tenants. ↑
• Both New flooring in common areas — Fresh tile flooring can improve the overall look and feel of the property. ↑
• Both New kitchen countertops — Modern countertops can increase the property's appeal and value. ↑
• Both New paint in living room — Fresh paint can make the living room more inviting and visually appealing. ↑

ⓘ 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

-9.7% since first listed

6 events — show timeline

• 2026-04-06 Listed $360,000 FORTMLS
• 2026-03-20 Pending — FORTMLS
• 2026-03-19 Listing Removed — FORTMLS
• 2026-03-09 Price Changed $360,000 FORTMLS
• 2026-02-04 Price Changed $383,800 FORTMLS
• 2026-01-18 Listed $398,500 FORTMLS