1036 Belmont St E · Lehigh Acres, FL 33974

$259,900

3 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 20 Days on market

Built 2007 0.26 ac lot Est $291k · 11% 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 +14.5/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks

FISH FROM YOUR BACKYARD! Come enjoy this this updated 3-bedroom, 2-bath home - where you you can fish and watch the wildlife from your own backyard. The freshly painted home pairs inviting Florida living with thoughtful updates, including a 2022 hot water heater. From the moment you arrive, the long covered front porch welcomes you in with refreshed landscaping, updated mulch beds, and curb appeal that feels warm and well cared for — the perfect spot to enjoy morning coffee or unwind after a long day. Inside, vaulted ceilings and an open great room create an airy feel, while triple sliding glass doors draw your attention straight to the backyard and canal beyond. Tile flooring throug

Key facts

• Tile flooring
• 0.26 acre lot
• 2 garage spots

Tags

• UPDATED HOT WATER HEATER
• LONG COVERED FRONT PORCH
• REFRESHED LANDSCAPING
• TRIPLE SLIDING GLASS DOORS
• TILE FLOORING
• DECORATIVE NICHE SHELVES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Cable available; High-speed internet available; Septic tank; Well water
• Home design: Single-story home; Entry at level 1; Faces north; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Patio; Screened porch; Porch; Room for a pool; Manual shutters; Canal access waterfront

Interior

• Kitchen: Kitchen island; Dishwasher; Microwave; Range
• Bedrooms: Bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Split bedroom layout; Bedroom on main level; Living/dining room; Pantry; Tub with shower; 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 $260k.

Deal economics

• At list price, monthly cash flow is $57 ($681/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 $223k (14.3% below list).
• Recommended offer: $223k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 2460 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,639 (14.3% 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: 0.86% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $291,408
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Sunrise Blvd	0.25mi	3/2.0	1,387 (-1%)	13mo	$320,000	$231	76
1019 Carroll St E	0.27mi	3/2.0	1,503 (+7%)	5mo	$260,000	$173	72
1203 Grant Blvd	0.19mi	2/2.0 (-1)	1,208 (-14%)	3mo	$245,000	$203	60
210 Aurora Ave S	0.64mi	3/2.0	1,536 (+10%)	10mo	$320,000	$208	46

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: 24.0%
• Equity multiple: 2.90×
• Total profit: $138,616
• Equity at exit: $234,139

10-year hold

• IRR: 20.6%
• Equity multiple: 6.41×
• Total profit: $393,626
• Equity at exit: $504,929

Cash invested: $72,772 (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: 2460
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$231 /mo · $2,770/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $57

Break-even live

Break-even rent $2,155

Max offer price $259,900

Occupancy floor 92%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Fowler Ave Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.23mi
940 Belmont St E Lehigh Acres, FL	4.0	2.0	1838	$2,850	$1.55	24d	1	0.34mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	0.60mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	0.66mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.67mi
912 Anthony St E Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	0.69mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	0.91mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	2d	1	0.92mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	1.04mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.10mi
18 Scott Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	1.10mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.12mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	1.14mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	2d	1	1.15mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	24d	1	1.16mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	3d	1	1.22mi
219 Beckley Dr Lehigh Acres, FL	3.0	2.5	1548	$1,890	$1.22	16d	1	1.22mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	3d	1	1.23mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	24d	1	1.23mi
333 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1114	$1,300	$1.17	3d	1	1.25mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	1.26mi
350 Limerick Ave S Lehigh Acres, FL	3.0	2.0	1199	$1,800	$1.50	3d	1	1.26mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	24d	1	1.30mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	1.30mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	15d	1	1.32mi
346 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1185	$1,495	$1.26	3d	1	1.32mi
129 Wanatah Ave Lehigh Acres, FL	4.0	2.0	1798	$1,911	$1.06	3d	1	1.34mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	1.37mi
230 E Malden Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,875	$1.02	24d	1	1.38mi
388 Bell Blvd S Lehigh Acres, FL	3.0	2.0	1200	$1,780	$1.48	24d	1	1.39mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	1.41mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	3d	1	1.41mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	1.42mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	24d	1	1.42mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	24d	1	1.47mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	3d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $259,900 Active 20 DOM
2. 2026-06-17
   days on market $259,900 Active 19 DOM
3. 2026-06-16
   days on market $259,900 Active 18 DOM
4. 2026-06-15
   days on market $259,900 Active 17 DOM
5. 2026-06-13
   days on market $259,900 Active 15 DOM
6. 2026-06-10
   days on market $259,900 Active 12 DOM
7. 2026-06-09
   days on market $259,900 Active 11 DOM
8. 2026-06-08
   days on market $259,900 Active 10 DOM
9. 2026-06-07
   days on market $259,900 Active 9 DOM
10. 2026-06-03
    days on market $259,900 Active 5 DOM
11. 2026-06-02
    days on market $259,900 Active 4 DOM
12. 2026-06-01
    days on market $259,900 Active 3 DOM
13. 2026-05-31
    days on market $259,900 Active 2 DOM

ⓘ 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: $2,770 · $231/mo
• Projected year-2 tax: $2,770 · $231/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 3/10 Moderate
• 🌡 Heat 10/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,717
• − Mortgage interest: −$14,558
• − Property taxes: −$2,770
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,561
• Taxable loss: −$3,747
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $1,581/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

1 event — show timeline

• 2026-05-28 Listed $259,900 FORTMLS

Property tax history

+9.3%/yr

Latest (2022): $2,770 · +17.5% YoY. Source: county tax records.