5263/5265 Benton St · Lehigh Acres, FL 33971

$495,000

6 bd · 4.0 ba · — sqft · MultiFamily · 420 Days on market

Built 2020 0.30 ac lot ↓ 8% since listing

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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).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Very Nice duplex in a very desirable area. Both sides are currently renting for $1900.00, and the other for $1700.00. 5265 was remodeled 11/25 with new doors/baseboards and repainted. THE SELLER IS OFFERING $10K CLOSING COST AND $10K CREDIT TO BUY DOWN THE INTEREST RATE.

Key facts

• 0.3 acre lot
• Built 2020
• Listed 420 days

Property features AI

Finance

• Other: Pets allowed
• Financial info: Gross scheduled income: $3,500
• HOA & community: Non-gated community; No association fee listed

Exterior

• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story property; Resale property; Zoned RM-2
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rectangular lot; Well water

Interior

• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Single hung windows; Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative. Per door: $-5/mo.
• To cash-flow at today's rent, offer at most $494k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $432k (12.8% below list).
• Recommended offer: $432k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,318/mo this rent would consume 67% of the median local household income ($78k/yr) (locally 587% 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 $3k of loan paydown is wiped out by about $15k 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 420 days — a 12% lower offer ($436k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $431,800 (12.8% 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 420 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5226 Centennial Blvd	0.19mi	6/4.0	—	14mo	$549,900	—	67
5205-5207 Benton St	0.29mi	6/4.0	2,392	9mo	$550,000	$230	66
5045 5043 Benton St	0.59mi	6/4.0	2,400	2mo	$490,000	$204	59
5416-5418 Bristo St	0.50mi	6/4.0	2,392	9mo	$550,000	$230	57
1029-1031 Albany Ave	0.64mi	6/4.0	2,392	9mo	$550,000	$230	50
1112-1114 Albert Ave	0.72mi	6/4.0	2,392	9mo	$550,000	$230	46
1116-1118 Albert Ave	0.72mi	6/4.0	2,392	9mo	$550,000	$230	46
1050-1052 Albert Ave	0.71mi	6/4.0	2,392	9mo	$550,000	$230	46
1038-1040 Albert Ave	0.72mi	6/4.0	2,394	9mo	$550,000	$230	46
1132-1134 Albert Ave	0.73mi	6/4.0	2,392	9mo	$550,000	$230	46
1107/1109 Abrams Blvd	0.69mi	6/4.0	2,360	14mo	$549,900	$233	43
5023 Centennial Blvd #5025	0.69mi	6/4.0	2,392	15mo	$549,900	$230	43

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: -19.9%
• Equity multiple: 0.33×
• Total profit: $-93,413
• Equity at exit: $73,806

10-year hold

• IRR: -21.0%
• Equity multiple: 0.06×
• Total profit: $-130,770
• Equity at exit: $42,799

Cash invested: $138,600 (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: 19.1×

Monthly cashflow live

• Estimated rent: $4,318 high
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$907
• Net cashflow: $-10

Break-even live

Break-even rent $4,330

Max offer price $493,609

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,318
Total (2 units)			$4,318

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   days on market $495,000 Active 420 DOM
2. 2026-06-16
   days on market $495,000 Active 419 DOM
3. 2026-06-16
   days on market $495,000 Active 418 DOM
4. 2026-06-13
   days on market $495,000 Active 416 DOM
5. 2026-06-09
   days on market $495,000 Active 412 DOM
6. 2026-06-07
   days on market $495,000 Active 410 DOM
7. 2026-06-02
   days on market $495,000 Active 405 DOM
8. 2026-06-01
   days on market $495,000 Active 404 DOM
9. 2026-06-01
   days on market $495,000 Active 403 DOM
10. 2025-12-18
    price $495,000
11. 2025-10-28
    price $500,000
12. 2025-08-04
    price $510,000
13. 2025-07-21
    price $530,000
14. 2025-01-28
    listed $540,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $51,816
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$4,145
• − Management: −$4,145
• − Depreciation: −$14,400
• Taxable loss: −$8,502
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $1,925/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

-8.3% since first listed

5 events — show timeline

• 2025-12-18 Price Changed $495,000 FORTMLS
• 2025-10-28 Price Changed $500,000 FORTMLS
• 2025-08-04 Price Changed $510,000 FORTMLS
• 2025-07-21 Price Changed $530,000 FORTMLS
• 2025-01-28 Listed $540,000 FORTMLS