Duplex
1132/1134 Ichabod Ave · Lehigh Acres, FL
Flood risk 3/10 · Minor
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.12%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +15.6/30.0
- ARV discount +15.0/15.0
- DSCR +4.8/10.0
- 1% rule +4.3/10.0
- Condition / age +4.0/5.0
- Schools +3.3/10.0
- Livability +3.0/5.0
- Appreciation +0.8/10.0
- Rent growth +0.8/5.0
$365,000
1132/1134 Ichabod Ave · Lehigh Acres, FL 33973
6 bd · 4.0 ba · 2,242 sqft · MultiFamily
· 157 Days on market
Built 2006
0.29 ac lot
1-car garage
$163/sqft
· 24% below area
Est $481k · 24% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed
Listing remarks
RARE INVESTMENT OPPORTUNITY!!-Income-producing duplex located in Lehigh Acres Fl, offering a solid opportunity for investors or owner-occupants looking to add value. Each unit features a functional layout with comfortable living spaces, private entrances, and good natural light. The property sits on a spacious lot and is conveniently located near main roads, shopping, and everyday amenities. Making this an ideal value-add opportunity for buyers looking to renovate and increase equity and rental income. With strong rental demand in the area, this duplex presents excellent potential for cash flow and long-term appreciation.
Key facts
- Private entrances
- Spacious lot
- Functional layout
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2 × 3-bed/2.0-bath units multifamily listed at $365k. Condition is rated good.
- This rent per unit runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $154 ($2k/yr) — positive. Per door: $77/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 $339k (7.2% below list).
- Recommended offer: $321k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.8% vs local median 4.6% 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 falling (-7.0%/yr); 423 active listings in the ZIP; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 157 days — a 12% lower offer ($321k) 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
$321,200
(12.0% below list)
Questions for the listing agent
- It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 6.80%
- Cash-on-cash
- 1.81%
- DSCR
- 1.08
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $481,491
- List price
- $365,000
- Delta
- -24.19%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1129/1131 Ivan Ave S | 0.03mi | 6/4.0 | 2,228 (-1%) | 2mo | $375,000 | $168 | 96 |
| 1120/1122 Gordon Ave S | 0.31mi | 6/4.0 | 2,340 (+4%) | 1mo | $280,000 | $120 | 78 |
| 4716/4718 21st St SW | 0.31mi | 6/4.0 | 2,344 (+4%) | 1mo | $350,000 | $149 | 77 |
| 305-307 Homer Ave S | 0.51mi | 6/4.0 | 2,232 (-0%) | 1mo | $349,000 | $156 | 74 |
| 4521/4523 22nd St SW | 0.55mi | 6/4.0 | 2,250 (+0%) | 0mo | $375,000 | $167 | 73 |
| 1541/1543 Hightower Ave S | 0.29mi | 6/4.0 | 2,400 (+7%) | 5mo | $345,000 | $144 | 71 |
| 1116 Harold Ave S | 0.26mi | 6/4.0 | 2,360 (+5%) | 12mo | $550,000 | $233 | 69 |
| 4600/4602 28th St SW | 0.69mi | 6/4.0 | 2,228 (-1%) | 0mo | $380,000 | $171 | 66 |
| 2216-2218 Kenneth Ave S | 0.56mi | 6/4.0 | 2,350 (+5%) | 1mo | $460,000 | $196 | 65 |
| 4525/4527 21st St SW | 0.50mi | 6/4.0 | 2,306 (+3%) | 10mo | $435,000 | $189 | 64 |
| 4635/4633 27th St SW | 0.66mi | 6/4.0 | 2,226 (-1%) | 11mo | $392,000 | $176 | 59 |
| 4541/4543 27th St SW | 0.72mi | 6/4.0 | 2,334 (+4%) | 1mo | $400,000 | $171 | 59 |
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
- -16.8%
- Equity multiple
- 0.42×
- Total profit
- $-59,210
- Equity at exit
- $54,423
10-year hold
- IRR
- -15.4%
- Equity multiple
- 0.25×
- Total profit
- $-77,085
- Equity at exit
- $31,559
Cash invested: $102,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 81 active · 40 under contract
- Months of supply
- 30.4 mo (3%/mo absorbed)
- Median asking
- $485,000 ($200/sqft)
- Median days on market
- 116 d
- This list price
- 7% of active listings are priced below it
- ARV vs active asking
- +7.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33973
- Home prices YoY
- -3.4%
- Rents YoY
- -7.0%
- Active inventory
- 423
- Price-to-rent
- 18.0×
Monthly cashflow live
↻
- Estimated rent
- $3,388 high interval (Pro) →
- Mortgage (P&I)
- −$1,914
- Tax est. 1.5%
- −$456 /mo · $5,475/yr
- Insurance
- −$152
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$711
- Net cashflow
- $154
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 3 | 2 | $3,388 |
| #1 | 3 | 2 | $1,694 |
| #2 | 3 | 2 | $1,694 |
| Total (2 units) | $3,388 | ||
Break-even live
Break-even rent
$3,193
Max offer price
$365,000
Occupancy floor
90%
Sensitivity live
| Price | -10% $406 | -5% $280 | +0% $154 | +5% $28 | +10% $-98 |
|---|---|---|---|---|---|
| Rent | -10% $-114 | -5% $20 | +0% $154 | +5% $288 | +10% $422 |
| Rate | -1.0pp $338 | -0.5pp $247 | base $154 | +0.5pp $60 | +1.0pp $-37 |
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
- $91,250
- Closing costs
- $10,950
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1138 Homer Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1193 | $1,395 | $1.17 | 10d | 1 | 0.06mi |
| 4703 13th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1184 | $1,450 | $1.22 | 10d | 1 | 0.06mi |
| 1128 Homer Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1025 | $1,399 | $1.36 | 88d | 1 | 0.06mi |
| 1128 Homer Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1025 | $1,295 | $1.26 | 6d | 1 | 0.06mi |
| 1130 Ivan Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $2,000 | $1.67 | 119d | 1 | 0.07mi |
| 1123 Ichabod Ave Lehigh Acres, FL | 2.0 | 2.0 | 1089 | $1,495 | $1.37 | 10d | 1 | 0.07mi |
| 1113 Ivan Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1190 | $1,800 | $1.51 | 107d | 1 | 0.11mi |
| 4713 13th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2320 | $1,400 | $0.60 | 10d | 1 | 0.11mi |
| 1114 Circle Dr Lehigh Acres, FL | 3.0 | 2.0 | 1193 | $1,750 | $1.47 | 119d | 1 | 0.14mi |
| 1104 Ichabod Ave Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,600 | $1.33 | 10d | 1 | 0.14mi |
| 4724 13th St SW Lehigh Acres, FL | 2.0 | 2.0 | 1211 | $1,241 | $1.02 | 4d | 1 | 0.16mi |
| 1110 Hightower Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1227 | $1,295 | $1.06 | 88d | 1 | 0.18mi |
| 1110 Hightower Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1227 | $1,295 | $1.06 | 74d | 1 | 0.18mi |
| 4738 13th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1188 | $1,550 | $1.30 | 10d | 1 | 0.22mi |
| 4740 13th St SW Unit 4738 Lehigh Acres, FL | 3.0 | 2.0 | 1188 | $1,575 | $1.33 | 5d | 1 | 0.22mi |
| 1135 Harry Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1114 | $1,500 | $1.35 | 63d | 1 | 0.22mi |
| 1135 Harry Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1114 | $1,500 | $1.35 | 63d | 1 | 0.22mi |
| 734 Ichabod Ave Lehigh Acres, FL | 3.0 | 2.0 | 1114 | $1,800 | $1.62 | 93d | 1 | 0.24mi |
| 734 Ichabod Ave Lehigh Acres, FL | 3.0 | 2.0 | 1114 | $1,800 | $1.62 | 88d | 1 | 0.24mi |
| 4743 14th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2340 | $1,600 | $0.68 | 62d | 1 | 0.24mi |
| 4743 14th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2340 | $1,700 | $0.73 | 63d | 1 | 0.24mi |
| 732 Ichabod Ave Unit 732 Lehigh Acres, FL | 3.0 | 2.0 | — | $1,650 | — | 10d | 1 | 0.24mi |
| 1113 Harry Ave S Lehigh Acres, FL | 2.0 | 2.0 | 1180 | $1,411 | $1.20 | 65d | 1 | 0.24mi |
| 1130 Harold Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1175 | $1,545 | $1.31 | 63d | 1 | 0.25mi |
| 1128 Harold Ave S Unit 1128 Lehigh Acres, FL | 3.0 | 2.0 | 1175 | $1,545 | $1.31 | 63d | 1 | 0.25mi |
| 4518 14th St SW Lehigh Acres, FL | 3.0 | 2.0 | 2376 | $2,000 | $0.84 | 119d | 1 | 0.25mi |
| 1509 Haviland Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,550 | $1.29 | 119d | 1 | 0.25mi |
| 1511 Haviland Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,550 | $1.29 | 119d | 1 | 0.25mi |
| 4745-4747 13th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,800 | $1.50 | 62d | 1 | 0.25mi |
| 4745-4747 13th St SW Unit 4747 Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,750 | $1.46 | 10d | 1 | 0.25mi |
| 4745 13th St SW Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,800 | $1.50 | 62d | 1 | 0.25mi |
| 1118 Harold Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1180 | $1,595 | $1.35 | 10d | 1 | 0.26mi |
| 1116 Harold Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1180 | $1,595 | $1.35 | 10d | 1 | 0.26mi |
| 739 Jack Ave S Lehigh Acres, FL | 3.0 | 2.0 | — | $1,800 | — | 88d | 1 | 0.27mi |
| 4700 21st St SW Lehigh Acres, FL | 3.0 | 2.0 | 1415 | $1,800 | $1.27 | 10d | 1 | 0.28mi |
| 4708 21st St SW Lehigh Acres, FL | 3.0 | 2.0 | 1181 | $1,650 | $1.40 | 2d | 1 | 0.29mi |
| 4708 21st St SW Lehigh Acres, FL | 3.0 | 2.0 | 1181 | $1,650 | $1.40 | 10d | 1 | 0.29mi |
| 1543 Hightower Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1250 | $1,690 | $1.35 | 10d | 1 | 0.29mi |
| 1543 Hightower Ave S Lehigh Acres, FL | 3.0 | 2.0 | 2452 | $1,700 | $0.69 | 65d | 1 | 0.29mi |
| 745 Harry Ave S Lehigh Acres, FL | 3.0 | 2.0 | 1200 | $1,699 | $1.42 | 106d | 1 | 0.29mi |
Property features AI
Finance
- Other
- Tenant responsibilities may include application fee, electricity, grounds care, and pest controlPets allowed
- Financial info
- Gross income reported: $3,400Gross scheduled income: $1,700Operating expenses: $2,000Unit rents: $1,600 and $1,700 (actual / pro forma)
- HOA & community
- Non-gated communityNo association fee
Exterior
- Parking
- Each unit has an attached 1-car garage (2 garages total)
- Security
- Smoke detectors
- Utilities
- Well waterSeptic tank sewerCable not available
- Home design
- Multifamily property with 2 unitsResale condition
- Construction
- Block, concrete and stucco constructionShingle roof
- Exterior features
- Rectangular paved lotNo additional exterior amenities listed
Interior
- Kitchen
- Each unit includes a range and refrigerator
- Bedrooms
- Two separate 3-bedroom units (each with a Florida room)
- Flooring
- Tile
- Bathrooms
- Each unit has 2 full bathrooms (4 full bathrooms total)
- Heating & cooling
- Central electric heatingCentral electric cooling (air conditioning)
- Interior features
- Single hung windowsTile floors
- Laundry & utility
- Water softener (owned)Smoke detectors
Listing history 50 events
-
2026-09-24days on market $365,000 Active 157 DOM
-
2026-09-23days on market $365,000 Active 156 DOM
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2026-09-22days on market $365,000 Active 155 DOM
-
2026-09-21days on market $365,000 Active 154 DOM
-
2026-09-18days on market $365,000 Active 151 DOM
-
2026-09-17days on market $365,000 Active 150 DOM
-
2026-09-14days on market $365,000 Active 147 DOM
-
2026-09-13days on market $365,000 Active 146 DOM
-
2026-09-13days on market $365,000 Active 145 DOM
-
2026-09-11days on market $365,000 Active 144 DOM
-
2026-09-05days on market $365,000 Active 138 DOM
-
2026-09-04days on market $365,000 Active 137 DOM
-
2026-09-03days on market $365,000 Active 136 DOM
-
2026-08-31days on market $365,000 Active 133 DOM
-
2026-08-28days on market $365,000 Active 130 DOM
-
2026-08-26days on market $365,000 Active 128 DOM
-
2026-08-24days on market $365,000 Active 126 DOM
-
2026-08-23days on market $365,000 Active 125 DOM
-
2026-08-22days on market $365,000 Active 124 DOM
-
2026-08-21days on market $365,000 Active 123 DOM
-
2026-08-20days on market $365,000 Active 122 DOM
-
2026-08-19days on market $365,000 Active 121 DOM
-
2026-08-18days on market $365,000 Active 120 DOM
-
2026-08-16days on market $365,000 Active 118 DOM
-
2026-08-15days on market $365,000 Active 117 DOM
-
2026-08-13days on market $365,000 Active 115 DOM
-
2026-08-12days on market $365,000 Active 114 DOM
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2026-08-11days on market $365,000 Active 113 DOM
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2026-08-10days on market $365,000 Active 112 DOM
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2026-08-09days on market $365,000 Active 111 DOM
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2026-08-08days on market $365,000 Active 110 DOM
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2026-08-07days on market $365,000 Active 109 DOM
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2026-08-06days on market $365,000 Active 108 DOM
-
2026-08-05days on market $365,000 Active 107 DOM
-
2026-08-04days on market $365,000 Active 106 DOM
-
2026-08-03days on market $365,000 Active 105 DOM
-
2026-07-30days on market $365,000 Active 100 DOM
-
2026-07-28days on market $365,000 Active 99 DOM
-
2026-07-26days on market $365,000 Active 97 DOM
-
2026-07-24days on market $365,000 Active 95 DOM
-
2026-07-23days on market $365,000 Active 94 DOM
-
2026-07-22days on market $365,000 Active 93 DOM
-
2026-07-21days on market $365,000 Active 92 DOM
-
2026-07-18days on market $365,000 Active 89 DOM
-
2026-07-18days on market $365,000 Active 88 DOM
-
2026-07-16days on market $365,000 Active 87 DOM
-
2026-07-15days on market $365,000 Active 86 DOM
-
2026-07-14days on market $365,000 Active 85 DOM
-
2026-07-13days on market $365,000 Active 84 DOM
-
2026-07-13days on market $365,000 Active 83 DOM
ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $40,656
- − Mortgage interest
- −$20,446
- − Property taxes
- −$5,475
- − Insurance
- −$1,825
- − Repairs & maintenance
- −$3,252
- − Management
- −$3,252
- − Depreciation
- −$10,618
- Taxable loss
- −$4,213
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,011
- After-tax cash flow
- $2,860/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $11,210–$33,630 screening
This well-maintained and updated duplex is ready for move-in and offers a solid investment opportunity for investors looking to add value and increase rental income.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
- Both Painting interior walls — Fresh paint can make the home more appealing and increase its value. ↑
- Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 33/100
Zoned Schools
Elementary
Sunshine Elementary School
F
FL #1,491/2,144
Nat'l #19,354/41,679
Middle
Varsity Lakes Middle School
F
FL #414/571
Nat'l #7,347/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
D
Composite livability gradescore 59/100
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 · 871,946 people
- City population
- 130,638
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 14,392
- Household income
- $60,530
- Rent vs Own
- Severe rent burden
- 13% of renters
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 0.67)
- Race & ethnicity
- Hispanic / Latino 41% Black 36% Two or more races 21% White 18%
- Hispanic origin (detail)
- Mexican 21% Puerto Rican 7% Cuban 4% Dominican 1%
- Common ancestry
- Hispanic 14% Russian 1% Estonian 1%
- Foreign-born
- 23% · Canada, China
- Languages at home
- 54% English-only · Spanish 31% French/Haitian/Cajun 13% 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
- ▼ -8.43%
- Current HPI
- 237.694
- Rent YoY
- ▼ -6.99%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-04-20 Listed $365,000 FORTMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…