609/611 Hawthorne Ave S · Lehigh Acres, FL 33974

$429,000

4 bd · 4.0 ba · 2,096 sqft · MultiFamily public records · 97 Days on market

Built 2004 8,363 sqft lot

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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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Multi-family units

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

Listing remarks MLS

Exciting Investment Opportunity!! Start making $$ immediately! This Duplex features 3 bedrooms and 2 bathrooms per side!! Both units are rented and boasts tiled floors throughout, a one-car garage, a spacious living room, an open kitchen w/ wet bar, and a screened lanai with washer/dryer hookups. Fenced Back yards. This investment opportunity is highly sought-after and located in a desirable area of Lehigh Acres near Bell and Milwaukee Blvd for rental purposes.

Key facts

• Private bathroom
• 8,363 sq ft lot
• 2 garage spots

Tags

• WELL MAINTAINED DUPLEX
• OPEN CONCEPT LIVING AND DINING
• WELL APPOINTED KITCHEN
• GENEROUSLY SIZED BEDROOMS
• PRIVATE BATHROOM
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Tenants responsible for application fee, cable TV, departure cleaning, electricity and internet; Pets allowed
• Financial info: Gross scheduled income: $9,400; Operating expenses: $2,000; Current actual rent per unit: $1,850 (pro forma matches actual)
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Each unit includes an attached garage (1 garage space per unit); Auto garage door on one unit
• Utilities: Cable available; Septic tank sewer; Private well water
• Home design: Single-story multifamily building; One building containing two residential units; Resale property; Zoned RM-2
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation
• Exterior features: Fenced lot; Screened lanai/porch on each unit; Canal access (waterfront)

Interior

• Kitchen: Disposal; Cooktop/Range; Microwave; Refrigerator
• Bedrooms: Two three-bedroom units
• Flooring: Tile
• Bathrooms: Each unit has two full bathrooms (total of 4 full bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning with ceiling fans
• Interior features: Single hung and sliding windows; Tile flooring
• Laundry & utility: Washer/dryer hookups in each unit; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $429k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive. Per door: $73/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (16.0% below list).
• Recommended offer: $360k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,603/mo this rent would consume 60% of the median local household income ($72k/yr) (locally 434% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k 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 $120k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask is 24414% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $360,300 (16.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.93×
• Total profit: $232,267
• Equity at exit: $386,477

10-year hold

• IRR: 20.9%
• Equity multiple: 6.47×
• Total profit: $657,562
• Equity at exit: $833,453

Cash invested: $120,120 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $3,603 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $146

Break-even live

Break-even rent $3,418

Max offer price $429,000

Occupancy floor 91%

Sensitivity live

Price	-10% $389	-5% $267	+0% $146	+5% $24	+10% $-97
Rent	-10% $-139	-5% $4	+0% $146	+5% $288	+10% $430
Rate	-1.0pp $362	-0.5pp $255	base $146	+0.5pp $35	+1.0pp $-78

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,602
Total (2 units)			$3,603

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	11d	1	0.21mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	0.24mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	4d	1	0.27mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	0.39mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.52mi
604 Thomas Sherwin Ave S Lehigh Acres, FL	4.0	2.0	1493	$2,200	$1.47	4d	1	0.52mi
530 Kilgour Ave Lehigh Acres, FL	3.0	2.0	2214	$1,795	$0.81	4d	1	0.52mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	0.53mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	22d	1	0.53mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	4d	1	0.53mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.75mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	22d	1	0.95mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.97mi
715 Bering Ave S Lehigh Acres, FL	3.0	2.0	1835	$1,895	$1.03	22d	1	0.99mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	1.07mi
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	1.08mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	1.11mi
541 Chalet Ave S Lehigh Acres, FL	4.0	3.0	1650	$2,400	$1.45	24d	1	1.14mi
430 Bell Blvd Lehigh Acres, FL	3.0	2.0	2526	$1,600	$0.63	24d	1	1.18mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	12d	1	1.22mi
720 Chavers St Lehigh Acres, FL	3.0	2.0	1547	$2,200	$1.42	24d	1	1.23mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	24d	1	1.23mi
546 Whispering Wind Bnd Lehigh Acres, FL	3.0	2.0	1437	$1,950	$1.36	2d	1	1.23mi
825 Carbon St E Lehigh Acres, FL	3.0	2.0	1582	$2,300	$1.45	24d	1	1.24mi
567 Charwood Ave S Lehigh Acres, FL	3.0	2.0	1564	$1,900	$1.21	15d	1	1.27mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	11d	1	1.33mi
668 Chemstrand St E Lehigh Acres, FL	3.0	2.0	2388	$2,000	$0.84	24d	1	1.33mi
719 Fullerton Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	20d	1	1.35mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	24d	1	1.36mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	1.38mi
321 Briggs Ave S Lehigh Acres, FL	4.0	3.0	2372	$2,400	$1.01	24d	1	1.43mi
606 Morningmist Ln Lehigh Acres, FL	4.0	2.5	1817	$2,295	$1.26	4d	1	1.44mi
598 Aston Lake Ct Lehigh Acres, FL	3.0	2.0	1703	$2,395	$1.41	22d	1	1.44mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.46mi
750 Cane St E Lehigh Acres, FL	4.0	3.0	1537	$2,800	$1.82	4d	1	1.48mi

Listing history 34 events

1. 2026-06-17
   days on market $429,000 Active 97 DOM
2. 2026-06-16
   days on market $429,000 Active 96 DOM
3. 2026-06-15
   days on market $429,000 Active 95 DOM
4. 2026-06-13
   days on market $429,000 Active 93 DOM
5. 2026-06-10
   days on market $429,000 Active 90 DOM
6. 2026-06-09
   days on market $429,000 Active 89 DOM
7. 2026-06-07
   days on market $429,000 Active 87 DOM
8. 2026-06-03
   days on market $429,000 Active 83 DOM
9. 2026-06-02
   days on market $429,000 Active 82 DOM
10. 2026-06-01
    days on market $429,000 Active 81 DOM
11. 2026-06-01
    days on market $429,000 Active 80 DOM
12. 2026-05-07
    price $1,650
13. 2026-05-06
    price $429,000
14. 2026-03-23
    listed $1,750
15. 2026-03-12
    listed $440,000 Active
16. 2024-02-06
    historical $1,850
17. 2024-01-30
    price $1,850
18. 2024-01-25
    price $1,895
19. 2024-01-20
    listed $1,950
20. 2023-10-25
    soldstatus $422,500 Closed 465-char remark

    Show marketing remark (465 chars)

    Exciting Investment Opportunity!! Start making $$ immediately! This Duplex features 3 bedrooms and 2 bathrooms per side!! Both units are rented and boasts tiled floors throughout, a one-car garage, a spacious living room, an open kitchen w/ wet bar, and a screened lanai with washer/dryer hookups. Fenced Back yards. This investment opportunity is highly sought-after and located in a desirable area of Lehigh Acres near Bell and Milwaukee Blvd for rental purposes.

21. 2023-09-11
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Exciting Investment Opportunity!! Start making $$ immediately! This Duplex features 3 bedrooms and 2 bathrooms per side!! Both units are rented and boasts tiled floors throughout, a one-car garage, a spacious living room, an open kitchen w/ wet bar, and a screened lanai with washer/dryer hookups. Fenced Back yards. This investment opportunity is highly sought-after and located in a desirable area of Lehigh Acres near Bell and Milwaukee Blvd for rental purposes.

22. 2023-09-05
    price $439,900 465-char remark

    Show marketing remark (465 chars)

    Exciting Investment Opportunity!! Start making $$ immediately! This Duplex features 3 bedrooms and 2 bathrooms per side!! Both units are rented and boasts tiled floors throughout, a one-car garage, a spacious living room, an open kitchen w/ wet bar, and a screened lanai with washer/dryer hookups. Fenced Back yards. This investment opportunity is highly sought-after and located in a desirable area of Lehigh Acres near Bell and Milwaukee Blvd for rental purposes.

23. 2023-07-26
    listed $449,900 Active 465-char remark

    Show marketing remark (465 chars)

    Exciting Investment Opportunity!! Start making $$ immediately! This Duplex features 3 bedrooms and 2 bathrooms per side!! Both units are rented and boasts tiled floors throughout, a one-car garage, a spacious living room, an open kitchen w/ wet bar, and a screened lanai with washer/dryer hookups. Fenced Back yards. This investment opportunity is highly sought-after and located in a desirable area of Lehigh Acres near Bell and Milwaukee Blvd for rental purposes.

24. 2019-11-21
    soldstatus $228,000 Closed 242-char remark

    Show marketing remark (242 chars)

    Great Investment Opportunity!! This Duplex offers 3/2 on each side!! Each unit offers tile floors throughout, one car garage, spacious living room open kitchen and screened lanai with washer/dryer hookups. These units will be easy to rent!

25. 2019-10-18
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Great Investment Opportunity!! This Duplex offers 3/2 on each side!! Each unit offers tile floors throughout, one car garage, spacious living room open kitchen and screened lanai with washer/dryer hookups. These units will be easy to rent!

26. 2019-10-12
    listed $229,900 Active 242-char remark

    Show marketing remark (242 chars)

    Great Investment Opportunity!! This Duplex offers 3/2 on each side!! Each unit offers tile floors throughout, one car garage, spacious living room open kitchen and screened lanai with washer/dryer hookups. These units will be easy to rent!

27. 2015-03-02
    price $34,900
28. 2009-12-30
    soldstatus $38,000
29. 2006-07-07
    soldstatus $285,000
30. 2006-06-05
    price $292,500
31. 2005-03-15
    soldstatus $237,000
32. 2005-02-28
    price $239,900
33. 2004-12-22
    soldstatus $189,900
34. 2004-04-30
    soldstatus $105,000

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$296/yr (+$25/mo · 9.1%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 26 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: $43,236
• − Mortgage interest: −$24,031
• − Property taxes: −$3,265
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,459
• − Management: −$3,459
• − Depreciation: −$12,480
• Taxable loss: −$5,602
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $3,095/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

-98.4% since first listed

23 events — show timeline

• 2026-05-07 Price Changed $1,650 NAPLESMLS
• 2026-05-06 Price Changed $429,000 FORTMLS
• 2026-03-23 Listed for Rent $1,750 NAPLESMLS
• 2026-03-12 Listed $440,000 FORTMLS
• 2024-02-06 Rental Removed $1,850 FORTMLS
• 2024-01-30 Price Changed $1,850 FORTMLS
• 2024-01-25 Price Changed $1,895 FORTMLS
• 2024-01-20 Listed for Rent $1,950 FORTMLS
• 2023-10-25 Sold (MLS) $422,500 FORTMLS
• 2023-09-11 Pending — FORTMLS
• 2023-09-05 Price Changed $439,900 FORTMLS
• 2023-07-26 Listed $449,900 FORTMLS
• 2019-11-21 Sold (MLS) $228,000 FORTMLS
• 2019-10-18 Pending — FORTMLS
• 2019-10-12 Listed $229,900 FORTMLS
• 2015-03-02 Price Changed $34,900 FORTMLS
• 2009-12-30 Sold (MLS) $38,000 FORTMLS
• 2006-07-07 Sold (MLS) $285,000 FORTMLS
• 2006-06-05 Price Changed $292,500 FORTMLS
• 2005-03-15 Sold (MLS) $237,000 FORTMLS
• 2005-02-28 Price Changed $239,900 FORTMLS
• 2004-12-22 Sold (MLS) $189,900 FORTMLS
• 2004-04-30 Sold (MLS) $105,000 FORTMLS

Property tax history

+9.1%/yr

Latest (2022): $3,265 · +12.9% YoY. Source: county tax records.