2502 E 3rd St · Lehigh Acres, FL 33936

$5,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 1 Days on market

Built 2006 0.50 ac lot ↓ 60% 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Georgeous 3 bedroom 2 bath home on 1/4 acre. Located in a quiet and friendly neighborhood. Stunning kitchen with tall cabinets! With a den/ office makes for an amazing space to work from home or a beautiful nook. The open floor plan allows for a lot of natural light. Master suite has large his and hers closets. There are so many architectural touches that make this home just amazing! Large screened lanai and large back yard. Schedule a showing today to make this your paradise!!!

Key facts

• 0.5 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Zoning: RS-1

Exterior

• Parking: 2-car garage
• Utilities: Water: Other; Sewer: Other
• Home design: Single family residence; One level
• Construction: Construction details: See remarks; Other roof
• Exterior features: Front porch; In-ground pool; Road surface: Other

Interior

• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring; Total of 1 room

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$320,760) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 355.7% 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 soft (-0.8%/yr); 641 active listings in the ZIP; 34 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 44% 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. 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?
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: 37.73% ✓
• Cap rate: 355.68%
• Cash-on-cash: 1247.82%
• DSCR: 56.52
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $320,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Roosevelt Ave	0.30mi	3/2.0	1,579 (+8%)	13mo	$299,900	$190	62
221 Edward Ave	0.14mi	2/2.0 (-1)	1,314 (-10%)	13mo	$289,900	$221	61
509 Gerald Ave	0.69mi	3/2.0	1,538 (+6%)	22mo	$320,000	$208	40
410 Sheldon Ave	0.65mi	3/2.0	1,602 (+10%)	18mo	$353,000	$220	38

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: —
• Equity multiple: 62.72×
• Total profit: $86,410
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 124.85×
• Total profit: $173,385
• Equity at exit: $432

Cash invested: $1,400 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,456

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,459	-5% $1,458	+0% $1,456	+5% $1,454	+10% $1,452
Rent	-10% $1,307	-5% $1,381	+0% $1,456	+5% $1,530	+10% $1,605
Rate	-1.0pp $1,458	-0.5pp $1,457	base $1,456	+0.5pp $1,454	+1.0pp $1,453

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	4d	1	0.29mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	25d	1	0.34mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	17d	2	0.38mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	25d	1	0.46mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	25d	1	0.47mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	4d	1	0.48mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	25d	1	0.48mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	25d	1	0.64mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	25d	1	0.66mi
503 Jackson Ave Lehigh Acres, FL	3.0	2.5	1620	$2,700	$1.67	15d	1	0.67mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	15d	1	0.68mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	0.79mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	25d	1	0.82mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	3d	1	0.87mi
2006 E 6th St Lehigh Acres, FL	4.0	2.0	1636	$2,199	$1.34	25d	1	0.87mi
518 Sheldon Ave Lehigh Acres, FL	3.0	2.0	1659	$1,600	$0.96	25d	1	0.91mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	25d	1	1.01mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	25d	1	1.03mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	25d	1	1.04mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	1.04mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	4d	1	1.06mi
226 North Ave Lehigh Acres, FL	3.0	2.0	1758	$1,806	$1.03	4d	1	1.16mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	25d	1	1.22mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	1.23mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	25d	1	1.24mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	17d	1	1.30mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	25d	1	1.31mi
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	3d	1	1.33mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	17d	1	1.34mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	4d	1	1.35mi
907 E 3rd St Lehigh Acres, FL	3.0	2.0	1531	$1,710	$1.12	25d	1	1.36mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	1.39mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	25d	1	1.40mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	25d	1	1.45mi

Listing history 2 events

1. 2026-06-17
   remarks 299-char remark
2. 2026-06-17
   listed $5,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 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: $22,638
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$145
• Taxable income: $18,490
• Est. tax owed @ 24.0%: −$4,438
• After-tax cash flow: $13,032/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• 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%

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

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

-60.0% since first listed

14 events — show timeline

• 2026-06-17 Listed $5,000 HAOR as distributed by MLS GRID
• 2022-12-02 Sold (Public Records) $283,000 Public Records
• 2022-12-02 Sold (MLS) $283,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-02 Sold (MLS) $283,000 FORTMLS
• 2022-09-19 Pending — FORTMLS
• 2022-09-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-09-13 Relisted — FORTMLS
• 2022-09-13 Pending — FORTMLS
• 2022-09-12 Listing Removed — FORTMLS
• 2022-09-01 Pending — FORTMLS
• 2022-09-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Listed $299,000 FORTMLS
• 2004-05-07 Sold (Public Records) $12,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,860 · -6.7% YoY. Source: county tax records.