13 Hamlin Ct · Lehigh Acres, FL 33936

$129,900

2 bd · 2.0 ba · 812 sqft · Condo public records · 80 Days on market

Built 1972 $70/mo HOA · 5% of rent

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

Nice 2 bed 2 bath villa with large Florida room in a nicely maintained 55+ community with Low HOA fees, $70 per month! Roof was replaced in 2015. Large living room with nice folding screen door to allow the cool breezes to flow. First bathroom has nice tiled floor and a tub shower combo with an attached support rail. The second bath also has nice tiled floor and a step in shower. Both bedrooms are large with large closets, one of which is a walk in. Laundry is in the unit, no community laundry here! Enjoy the large Florida room year round, open the windows when it is cool out and enjoy the wall unit A/C when it is warmer out! There is a nice patio off of the Florida room for enjoying the outdoors as well as cooking out on the grill. Your new home is just steps away from the community shuffleboard and BBQ area!

Key facts

• Florida room
• Low taxes
• New roof

Tags

• FLORIDA ROOM
• HURRICANE IMPACT WINDOWS
• NEW ROOF
• LOWEST ASSOCIATION FEES
• LOW TAXES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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+, 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: Rents soft (-0.8%/yr); 644 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $898 of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $130k implies a 132% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.0

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-12,483
• Equity at exit: $19,369

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-9,994
• Equity at exit: $11,231

Cash invested: $36,372 (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: 644
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$681
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$54
• HOA: −$70
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $196

Break-even live

Break-even rent $1,096

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $270	-5% $233	+0% $196	+5% $160	+10% $123
Rent	-10% $90	-5% $143	+0% $196	+5% $249	+10% $303
Rate	-1.0pp $262	-0.5pp $229	base $196	+0.5pp $163	+1.0pp $128

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	5d	1	0.01mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	25d	1	0.03mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	25d	1	0.04mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	5d	1	0.05mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	21d	1	0.09mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	21d	1	0.09mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	25d	1	0.11mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	21d	1	0.16mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	5d	1	0.18mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	25d	1	0.19mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	25d	1	0.37mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	5d	1	0.40mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	25d	1	0.40mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	23d	1	0.41mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$2,600	$3.05	25d	1	0.44mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$1,500	$1.76	21d	1	0.44mi
907 Laredo Ave Lehigh Acres, FL	1.0	1.0	636	$1,000	$1.57	25d	1	0.44mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	25d	1	0.52mi
3 Desert Candle Cir Lehigh Acres, FL	2.0	2.0	853	$1,200	$1.41	25d	1	0.53mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	16d	1	0.56mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	23d	1	0.57mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	25d	1	0.62mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	0.62mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	0.64mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	25d	1	0.68mi
11 California Rd Lehigh Acres, FL	1.0	1.0	683	$1,450	$2.12	25d	1	0.70mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	25d	1	0.75mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	25d	1	0.77mi
704 W Cleveland Ln Lehigh Acres, FL	2.0	1.0	816	$1,400	$1.72	25d	1	0.81mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	5d	1	0.86mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	16d	1	0.92mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.93mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	25d	1	0.97mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	5d	1	1.02mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	5d	1	1.05mi
1000 Monroe Dr Lehigh Acres, FL	3.0	2.0	984	$1,650	$1.68	25d	1	1.14mi
106 Leeland Heights Blvd W Lehigh Acres, FL	1.0	1.0	794	$1,450	$1.83	25d	1	1.15mi
305 Bougainvillea Rd W Lehigh Acres, FL	1.0	1.0	742	$1,295	$1.75	25d	1	1.15mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	1.18mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	23d	1	1.27mi

HOA detail condo

• Monthly dues: $70 · $840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-21
   status Pending
2. 2026-03-06
   price $129,900
3. 2026-01-31
   listed $139,900 Active
4. 2018-06-11
   soldstatus $56,000
5. 2018-06-08
   soldstatus $56,000 Sold 824-char remark

   Show marketing remark (824 chars)

   Nice 2 bed 2 bath villa with large Florida room in a nicely maintained 55+ community with Low HOA fees, $70 per month! Roof was replaced in 2015. Large living room with nice folding screen door to allow the cool breezes to flow. First bathroom has nice tiled floor and a tub shower combo with an attached support rail. The second bath also has nice tiled floor and a step in shower. Both bedrooms are large with large closets, one of which is a walk in. Laundry is in the unit, no community laundry here! Enjoy the large Florida room year round, open the windows when it is cool out and enjoy the wall unit A/C when it is warmer out! There is a nice patio off of the Florida room for enjoying the outdoors as well as cooking out on the grill. Your new home is just steps away from the community shuffleboard and BBQ area!

6. 2018-05-15
   status Pending 824-char remark

   Show marketing remark (824 chars)

   Nice 2 bed 2 bath villa with large Florida room in a nicely maintained 55+ community with Low HOA fees, $70 per month! Roof was replaced in 2015. Large living room with nice folding screen door to allow the cool breezes to flow. First bathroom has nice tiled floor and a tub shower combo with an attached support rail. The second bath also has nice tiled floor and a step in shower. Both bedrooms are large with large closets, one of which is a walk in. Laundry is in the unit, no community laundry here! Enjoy the large Florida room year round, open the windows when it is cool out and enjoy the wall unit A/C when it is warmer out! There is a nice patio off of the Florida room for enjoying the outdoors as well as cooking out on the grill. Your new home is just steps away from the community shuffleboard and BBQ area!

7. 2018-05-09
   listed $59,000 Active 824-char remark

   Show marketing remark (824 chars)

   Nice 2 bed 2 bath villa with large Florida room in a nicely maintained 55+ community with Low HOA fees, $70 per month! Roof was replaced in 2015. Large living room with nice folding screen door to allow the cool breezes to flow. First bathroom has nice tiled floor and a tub shower combo with an attached support rail. The second bath also has nice tiled floor and a step in shower. Both bedrooms are large with large closets, one of which is a walk in. Laundry is in the unit, no community laundry here! Enjoy the large Florida room year round, open the windows when it is cool out and enjoy the wall unit A/C when it is warmer out! There is a nice patio off of the Florida room for enjoying the outdoors as well as cooking out on the grill. Your new home is just steps away from the community shuffleboard and BBQ area!

8. 2017-05-12
   soldstatus $48,000 Sold 219-char remark

   Show marketing remark (219 chars)

   This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

9. 2017-05-12
   soldstatus $48,000

   Show marketing remark (219 chars)

   This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

10. 2017-04-10
    status Pending 219-char remark

    Show marketing remark (219 chars)

    This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

11. 2017-04-03
    price $52,900 219-char remark

    Show marketing remark (219 chars)

    This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

12. 2017-03-07
    price $63,900 219-char remark

    Show marketing remark (219 chars)

    This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

13. 2017-02-06
    listed $67,900 Active 219-char remark

    Show marketing remark (219 chars)

    This 2 bedroom 2 bath condo is in a 55+ community, furnished and turn key ready-bring your clothes and move right in, across the street from the community BBQ area, 10 X 16 Florida room for extra living space. Must see!

14. 2000-02-08
    soldstatus $27,000
15. 1995-11-20
    soldstatus $33,900
16. 1989-03-01
    soldstatus $37,500

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$349/yr (+$29/mo · 47.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $16,139
• − Mortgage interest: −$7,276
• − Property taxes: −$729
• − Insurance: −$650
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − HOA: −$840
• − Depreciation: −$3,779
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,289/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

+246.4% since first listed

16 events — show timeline

• 2026-04-21 Pending — FORTMLS
• 2026-03-06 Price Changed $129,900 FORTMLS
• 2026-01-31 Listed $139,900 FORTMLS
• 2018-06-11 Sold (Public Records) $56,000 Public Records
• 2018-06-08 Sold (MLS) $56,000 FORTMLS
• 2018-05-15 Pending — FORTMLS
• 2018-05-09 Listed $59,000 FORTMLS
• 2017-05-12 Sold (Public Records) $48,000 Public Records
• 2017-05-12 Sold (MLS) $48,000 FORTMLS
• 2017-04-10 Pending — FORTMLS
• 2017-04-03 Price Changed $52,900 FORTMLS
• 2017-03-07 Price Changed $63,900 FORTMLS
• 2017-02-06 Listed $67,900 FORTMLS
• 2000-02-08 Sold (Public Records) $27,000 Public Records
• 1995-11-20 Sold (Public Records) $33,900 Public Records
• 1989-03-01 Sold (Public Records) $37,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $729 · +13.0% YoY. Source: county tax records.