1094 Alabama Rd S · Lehigh Acres, FL 33974

$150,000

4 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 6 Days on market

Built 2000 0.29 ac lot

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Why this score? — see what drove the B+ 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

Great Investment Opportunity! Lehigh Acres Single Family Ranch Style Home Very Close to Route 82 and Daniels Parkway for Easy Access to Fort Myers! 3 Bedrooms Plus a Den or Possible 4th Bedroom and Two Full Baths. New Roof. New HVAC. Guest Bath with Tub Shower Combination. Two Car Attached Garage. Vaulted Main Living Area with Sliders to the Back Yard. Open Great Room Floor Plan. Splits Bedrooms. Kitchen with Built in Pantry. Inside Laundry Room. Lots of Potential!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.7% 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+, 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $321,372
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Tarapin Ave	0.04mi	3/2.0 (-1)	1,392 (-2%)	22mo	$335,000	$241	71
1010 Alabama Rd S	0.29mi	3/2.0 (-1)	1,258 (-12%)	4mo	$150,000	$119	59
717 Zendor Ave	0.56mi	3/2.0 (-1)	1,537 (+8%)	1mo	$350,000	$228	55
138 Zenith Cir	0.73mi	3/2.0 (-1)	1,422 (0%)	7mo	$355,000	$250	55
103 Teakwood Ct	0.28mi	3/2.0 (-1)	1,283 (-10%)	23mo	$290,000	$226	47
2710 52nd St SW	0.49mi	3/2.0 (-1)	1,587 (+12%)	8mo	$339,000	$214	46
2704 46th St SW	0.73mi	3/2.0 (-1)	1,532 (+8%)	9mo	$330,000	$215	41
4608 Connie Ave S	0.55mi	3/2.0 (-1)	1,551 (+9%)	22mo	$309,999	$200	36
2807 48th St SW	0.70mi	3/2.0 (-1)	1,545 (+9%)	20mo	$369,500	$239	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.63×
• Total profit: $110,663
• Equity at exit: $135,132

10-year hold

• IRR: 28.6%
• Equity multiple: 7.85×
• Total profit: $287,656
• Equity at exit: $291,417

Cash invested: $42,000 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$787
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $549

Break-even live

Break-even rent $1,373

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $634	-5% $591	+0% $549	+5% $507	+10% $464
Rent	-10% $386	-5% $467	+0% $549	+5% $631	+10% $712
Rate	-1.0pp $625	-0.5pp $587	base $549	+0.5pp $510	+1.0pp $471

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	4d	1	0.16mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	4d	1	0.18mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	0.20mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	11d	1	0.25mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.44mi
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	15d	1	0.50mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.57mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.57mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	4d	1	0.57mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.71mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	4d	1	0.80mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	11d	1	0.88mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.92mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	1.04mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	1.07mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,700	$1.02	4d	1	1.07mi
820 Rue Labeau Cir Fort Myers, FL	3.0	2.0	1661	$1,800	$1.08	25d	1	1.07mi
839 Yellowbird Dr Fort Myers, FL	3.0	2.0	1461	$1,895	$1.30	25d	1	1.09mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	15d	1	1.10mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.13mi
304 Preston St Lehigh Acres, FL	3.0	2.0	1590	$2,150	$1.35	4d	1	1.13mi
304 Preston St Unit 304 Lehigh Acres, FL	3.0	2.0	1519	$2,350	$1.55	25d	1	1.13mi
19542 Fairhill Ct Lehigh Acres, FL	3.0	2.0	1429	$1,700	$1.19	25d	1	1.13mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	1.19mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	4d	1	1.19mi
430 Petite Ave Lehigh Acres, FL	3.0	2.0	1189	$1,850	$1.56	15d	1	1.23mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	1.26mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.28mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.29mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	1.33mi
137 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1170	$1,600	$1.37	25d	1	1.33mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	1.34mi
218 Manatee St Fort Myers, FL	3.0	2.0	1456	$1,996	$1.37	4d	1	1.34mi
320 Poplar St Lehigh Acres, FL	3.0	2.0	1223	$1,900	$1.55	20d	1	1.36mi
337 Marabou Dr Lehigh Acres, FL	3.0	2.0	1850	$2,300	$1.24	4d	1	1.36mi
115 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1209	$1,600	$1.32	25d	1	1.36mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	1.37mi
322 Poplar St Lehigh Acres, FL	3.0	2.0	1199	$2,000	$1.67	25d	1	1.37mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	1.37mi
357 Grant Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	17d	1	1.43mi

Listing history 7 events

1. 2026-03-23
   status Pending
2. 2026-03-17
   listed $150,000 Active
3. 2022-01-31
   price $309,900
4. 2021-11-05
   soldstatus $199,000 Closed 469-char remark

   Show marketing remark (469 chars)

   Great Investment Opportunity! Lehigh Acres Single Family Ranch Style Home Very Close to Route 82 and Daniels Parkway for Easy Access to Fort Myers! 3 Bedrooms Plus a Den or Possible 4th Bedroom and Two Full Baths. New Roof. New HVAC. Guest Bath with Tub Shower Combination. Two Car Attached Garage. Vaulted Main Living Area with Sliders to the Back Yard. Open Great Room Floor Plan. Splits Bedrooms. Kitchen with Built in Pantry. Inside Laundry Room. Lots of Potential!

5. 2021-10-18
   status Pending 469-char remark

   Show marketing remark (469 chars)

   Great Investment Opportunity! Lehigh Acres Single Family Ranch Style Home Very Close to Route 82 and Daniels Parkway for Easy Access to Fort Myers! 3 Bedrooms Plus a Den or Possible 4th Bedroom and Two Full Baths. New Roof. New HVAC. Guest Bath with Tub Shower Combination. Two Car Attached Garage. Vaulted Main Living Area with Sliders to the Back Yard. Open Great Room Floor Plan. Splits Bedrooms. Kitchen with Built in Pantry. Inside Laundry Room. Lots of Potential!

6. 2021-08-21
   listed $199,000 Active 469-char remark

   Show marketing remark (469 chars)

   Great Investment Opportunity! Lehigh Acres Single Family Ranch Style Home Very Close to Route 82 and Daniels Parkway for Easy Access to Fort Myers! 3 Bedrooms Plus a Den or Possible 4th Bedroom and Two Full Baths. New Roof. New HVAC. Guest Bath with Tub Shower Combination. Two Car Attached Garage. Vaulted Main Living Area with Sliders to the Back Yard. Open Great Room Floor Plan. Splits Bedrooms. Kitchen with Built in Pantry. Inside Laundry Room. Lots of Potential!

7. 2003-06-06
   soldstatus $109,900

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $2,822 · $235/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: $24,810
• − Mortgage interest: −$8,402
• − Property taxes: −$2,822
• − Insurance: −$750
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$4,364
• Taxable income: $4,502
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $5,508/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+36.5% since first listed

7 events — show timeline

• 2026-03-23 Pending — FORTMLS
• 2026-03-17 Listed $150,000 FORTMLS
• 2022-01-31 Price Changed $309,900 BEARMLS
• 2021-11-05 Sold (MLS) $199,000 FORTMLS
• 2021-10-18 Pending — FORTMLS
• 2021-08-21 Listed $199,000 FORTMLS
• 2003-06-06 Sold (MLS) $109,900 FORTMLS

Property tax history

+10.8%/yr

Latest (2022): $2,822 · +24.4% YoY. Source: county tax records.