Duplex
4741/4743 27th St SW · Lehigh Acres, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 31 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +22.4/30.0
- ARV discount +15.0/15.0
- DSCR +7.2/10.0
- 1% rule +5.9/10.0
- Schools +3.9/10.0
- Livability +3.0/5.0
- Condition / age +2.8/5.0
- Rent growth +2.5/5.0
- Appreciation +0.8/10.0
$331,500
4741/4743 27th St SW · Lehigh Acres, FL 33973
6 bd · 4.0 ba · 1,918 sqft · MultiFamily
· 106 Days on market
Built 2006
0.28 ac lot
$173/sqft
· 23% below area
Est $429k · 23% under
↓ 17% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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.
- This rent per unit runs 36% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $553 ($7k/yr) — positive. Per door: $277/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $332k).
- Recommended offer: $302k (9.0% below list) — sets the bar for market timing.
- Cap rate 8.3% vs local median 4.6% 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: 423 active listings in the ZIP; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
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 106 days — a 9% lower offer ($302k) 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; moderate wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$301,665
(9.0% below list)
Questions for the listing agent
- It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.09% ✓
- Cap rate
- 8.30%
- Cash-on-cash
- 7.15%
- DSCR
- 1.32
- GRM
- 7.7
CMA / ARV
- ARV (median comp)
- $429,395
- List price
- $331,500
- Delta
- -22.80%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 4600/4602 28th St SW | 0.50mi | 6/4.0 | 2,228 (+16%) | 0mo | $380,000 | $171 | 52 |
| 4635/4633 27th St SW | 0.35mi | 6/4.0 | 2,226 (+16%) | 11mo | $392,000 | $176 | 50 |
| 4521/4523 22nd St SW | 0.83mi | 6/4.0 | 2,250 (+17%) | 0mo | $375,000 | $167 | 40 |
| 1129/1131 Ivan Ave S | 0.74mi | 6/4.0 | 2,228 (+16%) | 2mo | $375,000 | $168 | 39 |
| 4937/4939 Leonard Blvd S | 0.94mi | 6/4.0 | 2,238 (+17%) | 22mo | $400,000 | $179 | 22 |
| 724 Jenna Ave S | 0.79mi | 6/4.0 | 2,238 (+17%) | 23mo | $449,000 | $201 | 21 |
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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -5.3%
- Equity multiple
- 0.80×
- Total profit
- $-18,437
- Equity at exit
- $49,428
10-year hold
- IRR
- 4.3%
- Equity multiple
- 1.32×
- Total profit
- $29,525
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 47 active · 23 under contract
- Months of supply
- 28.2 mo (4%/mo absorbed)
- Median asking
- $480,000 ($204/sqft)
- Median days on market
- 113 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +9.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33973
- Home prices YoY
- -3.4%
- Active inventory
- 423
- Price-to-rent
- 15.3×
Monthly cashflow live
↻
- Estimated rent
- $3,600 high interval (Pro) →
- Mortgage (P&I)
- −$1,738
- Tax est. 1.5%
- −$414 /mo · $4,972/yr
- Insurance
- −$138
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$756
- Net cashflow
- $553
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 3 | 2 | $3,600 |
| #1 | 3 | 2 | $1,800 |
| #2 | 3 | 2 | $1,800 |
| Total (2 units) | $3,600 | ||
Break-even live
Break-even rent
$2,900
Max offer price
$331,500
Occupancy floor
80%
Sensitivity live
| Price | -10% $782 | -5% $668 | +0% $553 | +5% $439 | +10% $324 |
|---|---|---|---|---|---|
| Rent | -10% $269 | -5% $411 | +0% $553 | +5% $695 | +10% $837 |
| Rate | -1.0pp $720 | -0.5pp $637 | base $553 | +0.5pp $467 | +1.0pp $380 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 4744 27th St SW Unit 4744 Lehigh Acres, FL | 3.0 | 2.0 | — | $1,750 | — | 10d | 1 | 0.02mi |
| 4744 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | — | $1,800 | — | 66d | 1 | 0.02mi |
| 4746 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | — | $1,800 | — | 66d | 1 | 0.02mi |
| 4746 27th St SW Unit 4746 Lehigh Acres, FL | 3.0 | 2.0 | — | $1,750 | — | 10d | 1 | 0.02mi |
| 4745 26th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1196 | $1,549 | $1.30 | 4d | 1 | 0.05mi |
| 4755 26th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1752 | $1,950 | $1.11 | 66d | 1 | 0.07mi |
| 4728 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1196 | $1,595 | $1.33 | 93d | 1 | 0.07mi |
| 4728 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1196 | $1,595 | $1.33 | 99d | 1 | 0.07mi |
| 4737 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1181 | $1,295 | $1.10 | 0d | 1 | 0.07mi |
| 4737 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1181 | $1,395 | $1.18 | 66d | 1 | 0.07mi |
| 4735 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1025 | $1,900 | $1.85 | 119d | 1 | 0.08mi |
| 4733 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1025 | $1,900 | $1.85 | 10d | 1 | 0.08mi |
| 4733 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2050 | $1,800 | $0.88 | 77d | 1 | 0.08mi |
| 4725-4727 27th St SW Unit 4725 Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,900 | $1.58 | 119d | 1 | 0.09mi |
| 4725-4727 27th St SW Unit 4727 Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,900 | $1.58 | 119d | 1 | 0.09mi |
| 4724 26th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1125 | $1,325 | $1.18 | 99d | 1 | 0.12mi |
| 4719 28th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2000 | $1,750 | $0.88 | 8d | 1 | 0.14mi |
| 2510 Martin Ave S Unit 2510 Lehigh Acres, FL | 3.0 | 2.0 | 1078 | $1,525 | $1.41 | 99d | 1 | 0.14mi |
| 2510 Martin Ave S Unit 2510 Lehigh Acres, FL | 2.0 | 2.0 | 1078 | $1,495 | $1.39 | 74d | 1 | 0.14mi |
| 4733 29th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,399 | $1.17 | 10d | 1 | 0.14mi |
| 4722 29th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1227 | $1,750 | $1.43 | 93d | 1 | 0.15mi |
| 4720 29th St SW Unit 4722 Lehigh Acres, FL | 3.0 | 2.0 | 2394 | $2,400 | $1.00 | 119d | 1 | 0.15mi |
| 4720 29th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1227 | $1,650 | $1.34 | 74d | 1 | 0.15mi |
| 4715 26th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1191 | $1,850 | $1.55 | 66d | 1 | 0.15mi |
| 4715 26th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1191 | $1,850 | $1.55 | 78d | 1 | 0.15mi |
| 4724 25th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1127 | $1,400 | $1.24 | 0d | 1 | 0.16mi |
| 4716 29th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,575 | $1.31 | 10d | 1 | 0.16mi |
| 4716 29th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,650 | $1.38 | 82d | 1 | 0.16mi |
| 4717 25th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1175 | $2,000 | $1.70 | 10d | 1 | 0.16mi |
| 4710 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1500 | $1,700 | $1.13 | 119d | 1 | 0.16mi |
| 4708 27th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1500 | $1,700 | $1.13 | 119d | 1 | 0.17mi |
| 4723 29th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1024 | $2,027 | $1.98 | 119d | 1 | 0.17mi |
| 4721 29th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1024 | $2,027 | $1.98 | 119d | 1 | 0.17mi |
| 4733 30th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1181 | $1,699 | $1.44 | 119d | 1 | 0.20mi |
| 2409 Ansel Ave S Unit 2409 Lehigh Acres, FL | 3.0 | 2.0 | 1906 | $1,850 | $0.97 | 1d | 1 | 0.21mi |
| 737 Meadow Rd Lehigh Acres, FL | 3.0 | 2.0 | 1175 | $1,595 | $1.36 | 10d | 1 | 0.22mi |
| 4700 29th St SW Unit 4700 Lehigh Acres, FL | 3.0 | 2.0 | 1224 | $1,600 | $1.31 | 0d | 1 | 0.23mi |
| 2911 Ansel Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1198 | $1,660 | $1.39 | 119d | 1 | 0.23mi |
| 2909 Ansel Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1198 | $1,660 | $1.39 | 119d | 1 | 0.24mi |
| 4660 26th St SW Unit 4662 Lehigh Acres, FL | 3.0 | 2.0 | 2246 | $1,700 | $0.76 | 0d | 1 | 0.25mi |
Property features AI
Finance
- Other
- Pets allowedTenants pay application fee, cable TV, electricity, and internet
- Financial info
- Gross scheduled income: $3,249Each unit currently rents for $1,624 (actual/pro forma)
- HOA & community
- No HOA feesNon-gated community
Exterior
- Parking
- No parking details provided
- Security
- No security features listed
- Utilities
- Cable availableSeptic tankWell water
- Home design
- Multi-family property with 2 unitsResale conditionZoned RM-2
- Construction
- Block, concrete and stucco constructionShingle roof
- Exterior features
- Located on a cul-de-sacNo additional exterior amenities listed
Interior
- Kitchen
- Each unit includes a microwave, range, and refrigerator
- Bedrooms
- Two 3-bedroom units (each unit is on its own level where applicable)
- 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 windowsScreened lanai/porchCable available
- Laundry & utility
- Laundry in residence for each unit
Listing history 50 events
-
2026-09-24days on market $331,500 Active 106 DOM
-
2026-09-23days on market $331,500 Active 105 DOM
-
2026-09-22days on market $331,500 Active 104 DOM
-
2026-09-21days on market $331,500 Active 103 DOM
-
2026-09-18days on market $331,500 Active 100 DOM
-
2026-09-17days on market $331,500 Active 99 DOM
-
2026-09-16days on market $331,500 Active 98 DOM
-
2026-09-14days on market $331,500 Active 96 DOM
-
2026-09-13days on market $331,500 Active 95 DOM
-
2026-09-12days on market $331,500 Active 94 DOM
-
2026-09-11statusdays on market $331,500 Active 93 DOM
-
2026-08-20status $331,500 Pending 91 DOM
-
2026-08-20days on market $331,500 Active 91 DOM
-
2026-08-19days on market $331,500 Active 90 DOM
-
2026-08-18days on market $331,500 Active 89 DOM
-
2026-08-16days on market $331,500 Active 87 DOM
-
2026-08-15days on market $331,500 Active 86 DOM
-
2026-08-13days on market $331,500 Active 84 DOM
-
2026-08-12days on market $331,500 Active 83 DOM
-
2026-08-11days on market $331,500 Active 82 DOM
-
2026-08-10days on market $331,500 Active 81 DOM
-
2026-08-09status $331,500 Active 80 DOM
-
2026-07-28statusdays on market $331,500 Pending 80 DOM
-
2026-07-26days on market $331,500 Active 79 DOM
-
2026-07-24days on market $331,500 Active 77 DOM
-
2026-07-23days on market $331,500 Active 76 DOM
-
2026-07-22days on market $331,500 Active 75 DOM
-
2026-07-21days on market $331,500 Active 74 DOM
-
2026-07-18days on market $331,500 Active 71 DOM
-
2026-07-18days on market $331,500 Active 70 DOM
-
2026-07-16days on market $331,500 Active 69 DOM
-
2026-07-15days on market $331,500 Active 68 DOM
-
2026-07-14days on market $331,500 Active 67 DOM
-
2026-07-13days on market $331,500 Active 66 DOM
-
2026-07-13days on market $331,500 Active 65 DOM
-
2026-07-12days on market $331,500 Active 64 DOM
-
2026-07-10days on market $331,500 Active 63 DOM
-
2026-07-09days on market $331,500 Active 62 DOM
-
2026-07-07days on market $331,500 Active 60 DOM
-
2026-07-06days on market $331,500 Active 59 DOM
-
2026-07-05days on market $331,500 Active 58 DOM
-
2026-07-02days on market $331,500 Active 55 DOM
-
2026-07-01days on market $331,500 Active 54 DOM
-
2026-06-30days on market $331,500 Active 53 DOM
-
2026-06-29days on market $331,500 Active 52 DOM
-
2026-06-28days on market $331,500 Active 51 DOM
-
2026-06-27days on market $331,500 Active 50 DOM
-
2026-06-25days on market $331,500 Active 47 DOM
-
2026-06-22days on market $331,500 Active 45 DOM
-
2026-06-22days on market $331,500 Active 44 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 5/10 Major
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $43,200
- − Mortgage interest
- −$18,569
- − Property taxes
- −$4,972
- − Insurance
- −$1,658
- − Repairs & maintenance
- −$3,456
- − Management
- −$3,456
- − Depreciation
- −$9,644
- Taxable income
- $1,445
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$347
- After-tax cash flow
- $6,290/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
55/100
Moderate rehab
Est. rehab $47,950–$86,310 screening
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 ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 39/100
Zoned Schools
Elementary
Tortuga Preserve Elementary School
F
FL #1,366/2,144
Nat'l #17,525/41,679
Middle
Oak Hammock Middle School
D-
FL #340/571
Nat'l #5,398/14,009
High
Dunbar High School
F
FL #429/667
Nat'l #10,806/17,239
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
D
Composite livability gradescore 59/100
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 · 871,946 people
- City population
- 130,638
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 14,392
- Household income
- $60,530
- Rent vs Own
- Severe rent burden
- 13% of renters
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
- —
- Metro
- —
- State GDP YoY
- ▲ 3.28%
- F500 in state
- 36
Industry mix (Fortune 500 HQ in FL)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Industrial Technology | 2 | $29B |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-17.1% since first listed6 events — show timeline
- 2026-06-09 Price Changed $331,500 FORTMLS
- 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
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…