457 Bethany Village Cir · Lehigh Acres, FL 33936

$179,000

2 bd · 2.0 ba · 1,245 sqft · Condo public records · 3 Days on market

Built 1999 $165/mo HOA · 10% of rent

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the gated community of Villages of Bethany Trace. This inviting villa is move in ready and offers a wonderful opportunity for buyers with vision perfect for creating a personalized space that feels truly your own. The thoughtfully designed layout features two spacious bedrooms, a versatile den (ideal for a home office, guest space, or hobby room), an open living and dining area, and a peaceful screened-in back patio for year-round enjoyment. A two-car garage with a paved driveway provides plenty of parking and storage. What truly makes this villa stand out in Bethany Trace is its spacious side yard and private wooded backyard a rare combination that delivers extra outdoor room an

Key facts

• Community pool
• Spacious side yard
• Walking paths

Tags

• SCREENED IN BACK PATIO
• SPACIOUS SIDE YARD
• PRIVATE WOODED BACKYARD
• WALKING PATHS
• COMMUNITY POOL
• WELCOMING CLUBHOUSE

Property features AI

Finance

• Other: Lot is rectangular with dimensions approximately 60 x 61 x 32 x 42; Located on a private, privately maintained paved road; Zoning: RPD; Irrigation included in assessment
• Financial info: Pets allowed
• HOA & community: Homeowners association with quarterly fee of $495; Association covers cable TV, internet, insurance, pest control, road maintenance, sewer, street lights, trash and water; Community amenities include pool and sidewalks; 80 units in the community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved access; Garage door opener; Two covered spaces
• Security: Smoke detector(s); Gated community; Street lights
• Utilities: Cable available; High-speed internet available; Sewer assessment paid; Water assessment paid
• Home design: Single-story; Entry level 1; Resale property; Faces southwest; Northeast exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof; Built on foundation
• Exterior features: Sprinkler/irrigation (automatic); Patio; Lanai; Porch (screened); Shutters (electric and manual); Community pool

Interior

• Kitchen: Double oven; Electric cooktop; Self-cleaning oven; Dishwasher; Disposal; Refrigerator; Freezer; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Den; Screened porch
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Attic; Breakfast bar; Built-in features; Breakfast area; Closet cabinetry; Cathedral ceilings; Entrance foyer; Eat-in kitchen; Family/dining room; Living/dining room; Pantry; Pull-down attic stairs; Shower only; Separate shower; Cable TV; Bar; Walk-in closets; Split bedrooms; Tinted windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $20 ($246/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 $161k (9.9% below list).
• Recommended offer: $161k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 21d 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 38% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $116k; list at $179k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $161,334 (9.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.2

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-32,396
• Equity at exit: $26,689

10-year hold

• IRR: -19.4%
• Equity multiple: 0.11×
• Total profit: $-44,662
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$939
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$75
• HOA: −$165
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $20

Break-even live

Break-even rent $1,587

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $71	+0% $20	+5% $-30	+10% $-81
Rent	-10% $-107	-5% $-43	+0% $20	+5% $84	+10% $148
Rate	-1.0pp $111	-0.5pp $66	base $20	+0.5pp $-26	+1.0pp $-73

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	5d	1	0.52mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	25d	1	0.52mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	12d	1	0.62mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	5d	1	0.65mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	25d	1	0.65mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	16d	1	0.70mi
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	25d	1	0.77mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	5d	1	0.78mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	17d	1	0.80mi
10738 Cocoatree Ct Lehigh Acres, FL	3.0	2.0	1220	$1,600	$1.31	3d	1	0.82mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	25d	1	0.84mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	25d	1	0.87mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	5d	1	0.94mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	4d	1	0.95mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	4d	1	0.95mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	25d	1	0.97mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$1,500	$1.76	21d	1	0.97mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$2,600	$3.05	25d	1	0.97mi
713 Cardinal St E Lehigh Acres, FL	3.0	2.0	1100	$1,635	$1.49	5d	1	0.98mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	25d	1	1.05mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	21d	1	1.07mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	5d	1	1.09mi
3 Desert Candle Cir Lehigh Acres, FL	2.0	2.0	853	$1,200	$1.41	25d	1	1.09mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	25d	1	1.10mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.12mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	1.12mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	1.12mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	20d	1	1.12mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	15d	1	1.13mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.14mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	17d	1	1.14mi
106 Leeland Heights Blvd W Lehigh Acres, FL	1.0	1.0	794	$1,450	$1.83	25d	1	1.14mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	1.14mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	25d	1	1.18mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	5d	1	1.19mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	20d	1	1.19mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	25d	1	1.19mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	5d	1	1.21mi
110 Texas Rd Lehigh Acres, FL	3.0	1.0	1118	$1,750	$1.57	17d	1	1.23mi
759 Cane St E Lehigh Acres, FL	3.0	2.0	1169	$1,950	$1.67	5d	1	1.26mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-22
   days on market $179,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $179,000 Active 1 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: $910 · $76/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$576/yr (+$48/mo · 63.3%)

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

Taxation est. · year 1

• Rental income: $19,360
• − Mortgage interest: −$10,027
• − Property taxes: −$910
• − Insurance: −$895
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$1,980
• − Depreciation: −$5,207
• Taxable loss: −$2,756
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $907/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

-66.3% since first listed

3 events — show timeline

• 2026-06-18 Listed $179,000 FORTMLS
• 2002-11-23 Sold (Public Records) $116,500 Public Records
• 1996-11-01 Sold (Public Records) $531,400 Public Records

Property tax history

+5.9%/yr

Latest (2025): $910 · +9.7% YoY. Source: county tax records.