4741/4743 27th St SW · Lehigh Acres, FL 33973

$331,500

6 bd · 4.0 ba · 1,918 sqft · MultiFamily · 40 Days on market

Built 2006 Average condition 0.28 ac lot Est $468k · 29% under ↓ 12% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• 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

Cash-Flowing Duplex Near Gateway – Fully Rented & Priced Right Solid investment in a prime Lehigh Acres location right by Gateway! Each side offers 3 bedrooms and 2 full baths, indoor laundry, and plenty of living space. The property is fully rented, producing immediate income from day one. With a convenient location close to Fort Myers, shopping, schools, and major roadways, this duplex checks every box for investors looking for stability and strong long-term upside. Priced right — this one won’t last.

Key facts

• Fully rented
• Cash-flowing duplex
• 0.28 acre lot

Tags

• CASH-FLOWING DUPLEX
• FULLY RENTED
• PRIME LEHIGH ACRES LOCATION
• PRODUCING IMMEDIATE INCOME

Property features AI

Finance

• Other: Pets allowed; Tenants pay application fee, cable TV, electricity, and internet
• Financial info: Gross scheduled income: $3,249; Each unit currently shows actual rent of $1,624
• HOA & community: No association fee; Non-gated community

Exterior

• Utilities: Cable available; Septic tank; Well water
• Home design: Multifamily property with 2 units; Resale condition; Zoned RM-2
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Located on a cul-de-sac; No additional exterior features listed

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two 3-bedroom units (each unit on its own level not specified)
• Flooring: Carpet
• Bathrooms: Each unit has 2 full bathrooms (4 full bathrooms total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Single-hung windows; Screened lanai/porch; Cable available
• Laundry & utility: Laundry in residence (each unit)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $332k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive. Per door: $240/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $332k).
• Recommended offer: $322k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (-7.0%/yr); 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,508/mo this rent would consume 70% 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 $10k 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 40 days — a 3% lower offer ($322k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,555 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $467,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115-1117 Circle Dr	0.72mi	6/4.0	2,200 (+15%)	23mo	$537,000	$244	23

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-33,348
• Equity at exit: $49,428

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-29,156
• Equity at exit: $28,662

Cash invested: $92,820 (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: 292
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $3,508 high
• Mortgage (P&I): −$1,738
• Tax est. 1.5%: −$414 /mo · $4,972/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $480

Break-even live

Break-even rent $2,900

Max offer price $331,500

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,508
Total (2 units)			$3,508

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: $82,875
• Closing costs: $9,945
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Ichabod Ave Lehigh Acres, FL	6.0	4.0	2376	$2,100	$0.88	24d	1	0.77mi

Listing history 17 events

1. 2026-06-17
   days on market $331,500 Active 40 DOM
2. 2026-06-16
   days on market $331,500 Active 39 DOM
3. 2026-06-15
   days on market $331,500 Active 38 DOM
4. 2026-06-13
   days on market $331,500 Active 36 DOM
5. 2026-06-10
   pricedays on market $331,500 Active 33 DOM
6. 2026-06-09
   days on market $349,900 Active 32 DOM
7. 2026-06-08
   days on market $349,900 Active 31 DOM
8. 2026-06-07
   days on market $349,900 Active 30 DOM
9. 2026-06-03
   days on market $349,900 Active 26 DOM
10. 2026-06-02
    days on market $349,900 Active 25 DOM
11. 2026-06-01
    days on market $349,900 Active 24 DOM
12. 2026-05-31
    days on market $349,900 Active 23 DOM
13. 2026-05-08
    listed $349,900 Active
14. 2026-05-01
    historical
15. 2026-03-03
    price $369,900
16. 2026-01-05
    price $379,900
17. 2025-10-24
    listed $399,777 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $42,096
• − Mortgage interest: −$18,569
• − Property taxes: −$4,972
• − Insurance: −$1,658
• − Repairs & maintenance: −$3,368
• − Management: −$3,368
• − Depreciation: −$9,644
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $5,640/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

Average 55/100 Moderate rehab

This two-unit property requires moderate renovations to update the kitchens and bathrooms, which will significantly increase its value for both resale and rental purposes.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom tile — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value
• Both update bathroom fixtures and tile — modernizing the bathrooms will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom tile · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will increase both resale and rental value ↑
• Both update bathroom fixtures and tile — modernizing the bathrooms will increase both resale and rental value ↑

ⓘ 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

-12.5% since first listed

5 events — show timeline

• 2026-05-08 Listed $349,900 FORTMLS
• 2026-05-01 Listing Removed — FORTMLS
• 2026-03-03 Price Changed $369,900 FORTMLS
• 2026-01-05 Price Changed $379,900 FORTMLS
• 2025-10-24 Listed $399,777 FORTMLS