6007 Paula Ave N · Lehigh Acres, FL 33971

$290,000

4 bd · 2.0 ba · 1,389 sqft · Land · 114 Days on market

Built 2026 0.25 ac lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner Is Related To Listing Agent

Key facts

• High ceiling
• Huge island
• Quartz on top

Tags

• HIGH CEILING
• OPEN KITCHEN
• HUGE ISLAND
• TILE THROUGH ALL HOUSE
• QUARTZ ON TOP
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 125 x 80 x 125 (0.25 acre), west exposure, zoning RS-1
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Security/high impact doors; Smoke detectors
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story home; New construction; Faces east; Has a view
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Patio; Balcony; Open porch; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator; Water purifier; Pantry
• Bedrooms: Bedroom arrangement includes split bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Arched windows; Impact glass windows; Tray ceilings; Pantry; Separate shower (shower only); Home office; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry area inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.9% below list).
• Recommended offer: $215k (25.9% below list) — sets the bar for 1% rule.

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); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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 114 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14772% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $290k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $214,863 (25.9% 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 114 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 11.2

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: -27.4%
• Equity multiple: 0.10×
• Total profit: $-72,791
• Equity at exit: $43,240

10-year hold

• IRR: -41.1%
• Equity multiple: -0.39×
• Total profit: $-112,742
• Equity at exit: $25,074

Cash invested: $81,200 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-307

Break-even live

Break-even rent $2,537

Max offer price $245,619

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-207	+0% $-307	+5% $-407	+10% $-507
Rent	-10% $-476	-5% $-392	+0% $-307	+5% $-222	+10% $-137
Rate	-1.0pp $-161	-0.5pp $-233	base $-307	+0.5pp $-382	+1.0pp $-458

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	24d	1	0.16mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	24d	1	0.26mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	4d	1	0.27mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	24d	1	0.32mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.34mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	22d	1	0.36mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	24d	1	0.41mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	24d	1	0.41mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.45mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	12d	1	0.46mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	24d	1	0.46mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.50mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	22d	1	0.50mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.62mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	24d	1	0.63mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.65mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	16d	1	0.67mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	4d	1	0.70mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	24d	1	0.70mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	4d	1	0.71mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	4d	1	0.71mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	0.72mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	4d	1	0.75mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	22d	1	0.76mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	14d	1	0.83mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.85mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	4d	1	0.92mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	4d	1	0.93mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	24d	1	0.96mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	3d	1	0.96mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	22d	1	0.98mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	16d	1	0.99mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	4d	1	1.00mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	4d	1	1.02mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	24d	1	1.10mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	1.10mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.17mi
6136 Hellman Ave Fort Myers, FL	3.0	2.0	1297	$1,876	$1.45	4d	1	1.22mi
3655 Rain Lily Ln Alva, FL	4.0	2.0	1851	$2,250	$1.22	24d	1	1.23mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	22d	1	1.29mi

Listing history 22 events

1. 2026-06-17
   days on market $290,000 Active 114 DOM
2. 2026-06-16
   days on market $290,000 Active 113 DOM
3. 2026-06-15
   days on market $290,000 Active 112 DOM
4. 2026-06-13
   days on market $290,000 Active 110 DOM
5. 2026-06-10
   days on market $290,000 Active 107 DOM
6. 2026-06-09
   days on market $290,000 Active 106 DOM
7. 2026-06-07
   days on market $290,000 Active 104 DOM
8. 2026-06-02
   days on market $290,000 Active 99 DOM
9. 2026-06-01
   days on market $290,000 Active 98 DOM
10. 2026-06-01
    days on market $290,000 Active 97 DOM
11. 2026-05-15
    price $1,800
12. 2026-04-24
    price $1,850
13. 2026-04-10
    price $290,000
14. 2026-03-10
    listed $1,950
15. 2026-03-10
    historical $1,950
16. 2026-03-06
    listed $1,950
17. 2026-02-23
    listed $295,000 Active
18. 2025-01-22
    soldstatus $50,000
19. 2014-01-30
    soldstatus $35,000
20. 2004-09-15
    soldstatus $18,500
21. 2004-09-14
    soldstatus $18,500 33-char remark

    Show marketing remark (33 chars)

    Owner Is Related To Listing Agent

22. 2004-08-02
    soldstatus $12,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,784
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$8,436
• Taxable loss: −$8,823
• Est. tax savings @ 24.0%: +$2,117
• After-tax cash flow: $-1,563/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

-85.0% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $1,800 NAPLESMLS
• 2026-04-24 Price Changed $1,850 NAPLESMLS
• 2026-04-10 Price Changed $290,000 FORTMLS
• 2026-03-10 Listed for Rent $1,950 NAPLESMLS
• 2026-03-10 Rental Removed $1,950 APPFOLIO
• 2026-03-06 Listed for Rent $1,950 APPFOLIO
• 2026-02-23 Listed $295,000 FORTMLS
• 2025-01-22 Sold (Public Records) $50,000 Public Records
• 2014-01-30 Sold (Public Records) $35,000 Public Records
• 2004-09-15 Sold (Public Records) $18,500 Public Records
• 2004-09-14 Sold (MLS) $18,500 FORTMLS
• 2004-08-02 Sold (Public Records) $12,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $455 · +30.3% YoY. Source: county tax records.