1066 Summa Blvd · Lehigh Acres, FL 33974

$290,000

3 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 54 Days on market

Built 2006 10,001 sqft lot Est $349k · 17% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.3/5.0

Listing remarks MLS

^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

Key facts

• Well-designed layout
• Nicely sized yard
• Move-in ready home

Tags

• WELL-DESIGNED LAYOUT
• GENEROUS LIVING AREAS
• NICELY SIZED YARD
• QUIET RESIDENTIAL NEIGHBORHOOD
• MOVE-IN READY HOME

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Single-story; Resale property; Home faces north; Lot exposure to the south; Rectangular lot
• Construction: Block, concrete and stucco construction; Shingle roof; Built on slab foundation
• Exterior features: Lanai; Porch; Screened porch; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Split bedroom floor plan; Screened porch (room type)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: French doors / atrium doors; Pantry; Separate shower; Shower only; Split bedrooms; Single-hung windows; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (26.2% below list).
• Recommended offer: $214k (26.2% below list) — sets the bar for 1% rule.

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 falling (-4.7%/yr); 2476 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $230k; 26% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,096 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.74% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $349,050
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Crocus St	0.44mi	4/3.0 (+1)	1,719 (-4%)	6mo	$335,000	$195	59
1120 Chiefland St E	0.44mi	4/2.0 (+1)	1,577 (-12%)	5mo	$280,000	$178	51
938 Grant Blvd	0.53mi	3/2.5	1,575 (-12%)	5mo	$307,900	$195	49
380 Mcarthur Blvd	0.75mi	3/2.0	1,608 (-10%)	2mo	$355,000	$221	47
457 Laconic Ave	0.62mi	3/2.0	1,993 (+11%)	6mo	$465,000	$233	47
337 Columbus Blvd S	0.64mi	3/2.0	2,028 (+13%)	10mo	$365,000	$180	39
507 Kilarney Ave S	0.71mi	3/2.0	1,640 (-8%)	22mo	$370,000	$226	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.69×
• Total profit: $136,896
• Equity at exit: $261,255

10-year hold

• IRR: 18.5%
• Equity multiple: 5.97×
• Total profit: $403,470
• Equity at exit: $563,406

Cash invested: $81,200 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-232

Break-even live

Break-even rent $2,434

Max offer price $249,079

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-150	+0% $-232	+5% $-314	+10% $-396
Rent	-10% $-401	-5% $-316	+0% $-232	+5% $-147	+10% $-63
Rate	-1.0pp $-86	-0.5pp $-158	base $-232	+0.5pp $-307	+1.0pp $-383

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.29mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.37mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	25d	1	0.47mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	17d	1	0.49mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	25d	1	0.59mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.61mi
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.61mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	3d	1	0.62mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	3d	1	0.73mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	25d	1	0.74mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.77mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.89mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	0.89mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	3d	1	0.90mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	25d	1	0.93mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	0.97mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	25d	1	0.98mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	25d	1	1.02mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	25d	1	1.04mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	1.09mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	1.16mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	5d	1	1.22mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	25d	1	1.23mi
312 Lenz Ave Lehigh Acres, FL	3.0	2.5	2208	$2,500	$1.13	25d	1	1.24mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	25d	1	1.30mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	17d	1	1.34mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	25d	1	1.38mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	5d	1	1.45mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.50mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	12d	1	1.50mi

Listing history 28 events

1. 2026-06-22
   days on market $290,000 Active 54 DOM
2. 2026-06-17
   days on market $290,000 Active 50 DOM
3. 2026-06-16
   days on market $290,000 Active 49 DOM
4. 2026-06-15
   days on market $290,000 Active 48 DOM
5. 2026-06-13
   pricedays on market $290,000 Active 46 DOM
6. 2026-06-10
   days on market $300,000 Active 43 DOM
7. 2026-06-09
   days on market $300,000 Active 42 DOM
8. 2026-06-08
   days on market $300,000 Active 41 DOM
9. 2026-06-07
   days on market $300,000 Active 40 DOM
10. 2026-06-03
    days on market $300,000 Active 36 DOM
11. 2026-06-02
    days on market $300,000 Active 35 DOM
12. 2026-06-01
    days on market $300,000 Active 34 DOM
13. 2026-05-31
    days on market $300,000 Active 33 DOM
14. 2026-04-28
    listed $300,000 Active
15. 2021-07-09
    soldstatus $229,900 Closed 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

16. 2021-05-26
    status Pending 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

17. 2021-05-07
    status Active 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

18. 2021-05-02
    status Pending 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

19. 2021-04-19
    price $229,900 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

20. 2021-04-10
    price $220,880 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

21. 2021-03-01
    price $220,899 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

22. 2021-01-03
    price $220,900 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

23. 2020-12-18
    price $221,900 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

24. 2020-11-18
    listed $222,900 Active 817-char remark

    Show marketing remark (817 chars)

    ^^^Buyer's financing fell through^^^ * Tenant-occupied - do not go to property without appointment * Charming 3+den home in quiet corner of Lehigh Acres. Features screened-in lanai, 2 car garage, under-air laundry and tile floors throughout. Great location close to schools, library, and all of downtown Lehigh's conveniences. The home's large lanai faces south for pristine sunset views. 1st Home Builders, Buckingham Model. Enjoy the area's friendly, small town charm while being only a short drive on I-75 from all of SWFL, while recently-widened Highway 82 allows for a relaxed commute to Fort Myers, Bonita Springs, Naples Immokalee, and Labelle. Investors - home is rented for $1350 monthly and property management is happy to stay on. AGENTS - IT IS IMPORTANT THAT YOU READ REALTOR REMARKS THOROUGHLY.

25. 2013-01-31
    soldstatus $86,000 306-char remark

    Show marketing remark (306 chars)

    Well maintained 3 bedroom + den(possible 4th bedroom) 2 bathroom 2 car garage located in East Lehigh close to SR 82 and I-75. Tile floors throughout, open floor plan, fenced in backyard and a separate shower and separate jacuzzi bathtub in the master bathroom. Seller financing available-call for details.

26. 2012-12-22
    price $89,900 306-char remark

    Show marketing remark (306 chars)

    Well maintained 3 bedroom + den(possible 4th bedroom) 2 bathroom 2 car garage located in East Lehigh close to SR 82 and I-75. Tile floors throughout, open floor plan, fenced in backyard and a separate shower and separate jacuzzi bathtub in the master bathroom. Seller financing available-call for details.

27. 2006-08-04
    price $272,000
28. 2006-07-24
    soldstatus $236,500

ⓘ 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: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/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 · 27 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: $25,692
• − Mortgage interest: −$16,245
• − Property taxes: −$3,377
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$8,436
• Taxable loss: −$7,927
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $-877/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+26.8% since first listed

15 events — show timeline

• 2026-04-28 Listed $300,000 FORTMLS
• 2021-07-09 Sold (MLS) $229,900 FORTMLS
• 2021-05-26 Pending — FORTMLS
• 2021-05-07 Relisted — FORTMLS
• 2021-05-02 Pending — FORTMLS
• 2021-04-19 Price Changed $229,900 FORTMLS
• 2021-04-10 Price Changed $220,880 FORTMLS
• 2021-03-01 Price Changed $220,899 FORTMLS
• 2021-01-03 Price Changed $220,900 FORTMLS
• 2020-12-18 Price Changed $221,900 FORTMLS
• 2020-11-18 Listed $222,900 FORTMLS
• 2013-01-31 Sold (MLS) $86,000 FORTMLS
• 2012-12-22 Price Changed $89,900 FORTMLS
• 2006-08-04 Price Changed $272,000 FORTMLS
• 2006-07-24 Sold (MLS) $236,500 FORTMLS

Property tax history

+9.2%/yr

Latest (2022): $3,377 · +29.3% YoY. Source: county tax records.