6012 Elaine Ave N · Lehigh Acres, FL 33971

$209,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 23 Days on market

Built 2007 0.25 ac lot Est $303k · 31% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful property located in Lehigh Acres! A 3 Bedroom 2 Bath with 1,472 Living Sq Ft situated on a 0.25 Acre lot in a quiet neighborhood in the Harris neighborhood. In great condition and ready to move in! Access is flexible!

Key facts

• 0.25 acre lot
• Garage
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (0.7% below list).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $205,865 (1.5% below list)

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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $303,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2621 59th St W	0.24mi	3/2.0	1,387 (-6%)	1mo	$305,000	$220	78
6004 Dora Ave N	0.09mi	3/2.0	1,637 (+11%)	2mo	$315,000	$192	76
2710 61st St W	0.11mi	3/2.0	1,272 (-14%)	2mo	$255,000	$200	70
2519 56th St W	0.42mi	3/2.0	1,427 (-3%)	9mo	$282,800	$198	68
2621 58th St W	0.30mi	3/2.0	1,637 (+11%)	4mo	$300,000	$183	64
6011 Judy Ave N	0.47mi	3/2.0	1,406 (-4%)	14mo	$314,900	$224	59
741 Woodcrest Dr	0.55mi	3/2.0	1,530 (+4%)	12mo	$315,000	$206	58
1839 Jovita Ave	0.53mi	3/2.0	1,646 (+12%)	7mo	$300,000	$182	50
2613 73rd St W	0.74mi	3/2.0	1,406 (-4%)	10mo	$299,900	$213	50
2808 51st St W	0.72mi	3/2.0	1,400 (-5%)	11mo	$245,000	$175	50
2513 66th St W	0.37mi	4/2.0 (+1)	1,675 (+14%)	9mo	$360,000	$215	47
2600 51st St W	0.69mi	3/2.0	1,285 (-13%)	6mo	$270,000	$210	41

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-22,749
• Equity at exit: $31,163

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-21,206
• Equity at exit: $18,071

Cash invested: $58,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $270

Break-even live

Break-even rent $1,733

Max offer price $209,000

Occupancy floor 82%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	0.05mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	2d	1	0.08mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	0.30mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	1d	1	0.45mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.45mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	0.46mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	0.48mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.49mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.50mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	15d	1	0.63mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	1d	1	0.64mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.65mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.66mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	23d	1	0.68mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	3d	1	0.72mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	23d	1	0.74mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	3d	1	0.77mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.79mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.82mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	23d	1	0.85mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.90mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	0.92mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.92mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	15d	1	0.95mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	0.96mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.01mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.01mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	1.01mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.02mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.02mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.02mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	3d	1	1.02mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	23d	1	1.03mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	15d	1	1.04mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	3d	1	1.10mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	23d	1	1.11mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	1d	1	1.19mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	15d	1	1.19mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	1.22mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	14d	1	1.23mi

Listing history 8 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $209,000
3. 2026-04-07
   price $219,900
4. 2026-04-01
   listed $237,777 Active
5. 2019-04-04
   soldstatus $170,000
6. 2005-08-08
   soldstatus $139,410,000
7. 2005-05-24
   soldstatus $513,000
8. 2004-05-18
   soldstatus $35,700

ⓘ 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: $2,231 · $186/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,900
• − Mortgage interest: −$11,707
• − Property taxes: −$2,231
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$6,080
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $3,279/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

+485.4% since first listed

8 events — show timeline

• 2026-04-24 Pending — NAPLESMLS
• 2026-04-14 Price Changed $209,000 NAPLESMLS
• 2026-04-07 Price Changed $219,900 NAPLESMLS
• 2026-04-01 Listed $237,777 NAPLESMLS
• 2019-04-04 Sold (Public Records) $170,000 Public Records
• 2005-08-08 Sold (Public Records) $139,410,000 Public Records
• 2005-05-24 Sold (Public Records) $513,000 Public Records
• 2004-05-18 Sold (Public Records) $35,700 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,231 · +3.7% YoY. Source: county tax records.