3812 5th St SW · Lehigh Acres, FL 33976

$222,900

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 65 Days on market

Built 1989 0.25 ac lot Est $281k · 21% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Great 3 bedroom home With Garage at deep discount!! Renters moved out and Seller no longer wants to rent. In pretty good shape, just needs some finishing touches. New upper cabinets still in box, come with sale (even though cabinets in kitchen are ok), needs flooring and paint. Roof needs replaced or repaired. Roofing estimate was $3500 to fix or 8500 to replace. Seller is offering a $8500 credit at closing to be escrowed for roof replacement so that buyers may be able to get a loan on home with a full price offer. Even with work needed this home is a steal. All the normally expensive things have been done, there is a 10k air conditioning unit newly installed, newer well equipment, water heater, etc. .. .. With credit for roof all you need to do is pick wall colors and carpet and you have a great home.

Key facts

• Spacious yard
• Split-bedroom layout
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• SPLIT-BEDROOM LAYOUT
• SPACIOUS YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks; Non-gated community

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rectangular lot; North exposure; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Living/dining room; Pantry; Tub with shower; High-speed internet available; Split bedroom layout; Single hung windows; Unfurnished
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $196k (11.9% below list).
• Recommended offer: $196k (11.9% 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 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).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $223k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,341 (11.9% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $281,232
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4015 12th St SW	0.53mi	3/3.0	1,057 (-5%)	3mo	$260,000	$246	60
3914 13th St SW	0.50mi	3/2.0	1,118 (+0%)	23mo	$290,000	$259	57
3516 6th St SW	0.55mi	3/2.0	1,240 (+11%)	22mo	$311,990	$252	38

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: 24.2%
• Equity multiple: 2.92×
• Total profit: $120,045
• Equity at exit: $200,806

10-year hold

• IRR: 20.8%
• Equity multiple: 6.44×
• Total profit: $339,731
• Equity at exit: $433,046

Cash invested: $62,412 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$220 /mo · $2,641/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $69

Break-even live

Break-even rent $1,876

Max offer price $222,900

Occupancy floor 91%

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.16mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	24d	1	0.18mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	19d	1	0.27mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.32mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.40mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.40mi
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	0.45mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	19d	1	0.53mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	3d	1	0.60mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.62mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.64mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.67mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	0.71mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.74mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.84mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	3d	1	0.88mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.89mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.91mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	0.92mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	24d	1	0.93mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	19d	1	0.96mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	19d	1	1.00mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	14d	1	1.02mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	1.05mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	24d	1	1.05mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	24d	1	1.05mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	1.06mi
3600 19th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,746	$1.57	3d	1	1.06mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	24d	1	1.07mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	1.07mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	24d	1	1.10mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	1.10mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	24d	1	1.10mi
1117 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1170	$1,750	$1.50	21d	1	1.10mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	15d	1	1.12mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	24d	1	1.13mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	24d	1	1.15mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	3d	1	1.15mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	24d	1	1.16mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	1.17mi

Listing history 20 events

1. 2026-06-16
   statusdays on market $222,900 Pending 65 DOM
2. 2026-06-15
   days on market $222,900 Active 64 DOM
3. 2026-06-13
   pricedays on market $222,900 Active 62 DOM
4. 2026-06-10
   days on market $234,000 Active 59 DOM
5. 2026-06-09
   days on market $234,000 Active 58 DOM
6. 2026-06-07
   days on market $234,000 Active 56 DOM
7. 2026-06-03
   days on market $234,000 Active 52 DOM
8. 2026-06-02
   days on market $234,000 Active 51 DOM
9. 2026-06-01
   days on market $234,000 Active 50 DOM
10. 2026-05-31
    days on market $234,000 Active 49 DOM
11. 2026-05-22
    price $234,000
12. 2026-04-12
    listed $239,000 Active
13. 2019-01-17
    soldstatus $111,000
14. 2019-01-15
    soldstatus $111,000 Sold 814-char remark

    Show marketing remark (814 chars)

    Great 3 bedroom home With Garage at deep discount!! Renters moved out and Seller no longer wants to rent. In pretty good shape, just needs some finishing touches. New upper cabinets still in box, come with sale (even though cabinets in kitchen are ok), needs flooring and paint. Roof needs replaced or repaired. Roofing estimate was $3500 to fix or 8500 to replace. Seller is offering a $8500 credit at closing to be escrowed for roof replacement so that buyers may be able to get a loan on home with a full price offer. Even with work needed this home is a steal. All the normally expensive things have been done, there is a 10k air conditioning unit newly installed, newer well equipment, water heater, etc. .. .. With credit for roof all you need to do is pick wall colors and carpet and you have a great home.

15. 2018-12-17
    status Pending 814-char remark

    Show marketing remark (814 chars)

    Great 3 bedroom home With Garage at deep discount!! Renters moved out and Seller no longer wants to rent. In pretty good shape, just needs some finishing touches. New upper cabinets still in box, come with sale (even though cabinets in kitchen are ok), needs flooring and paint. Roof needs replaced or repaired. Roofing estimate was $3500 to fix or 8500 to replace. Seller is offering a $8500 credit at closing to be escrowed for roof replacement so that buyers may be able to get a loan on home with a full price offer. Even with work needed this home is a steal. All the normally expensive things have been done, there is a 10k air conditioning unit newly installed, newer well equipment, water heater, etc. .. .. With credit for roof all you need to do is pick wall colors and carpet and you have a great home.

16. 2018-12-08
    listed $119,900 Active 814-char remark

    Show marketing remark (814 chars)

    Great 3 bedroom home With Garage at deep discount!! Renters moved out and Seller no longer wants to rent. In pretty good shape, just needs some finishing touches. New upper cabinets still in box, come with sale (even though cabinets in kitchen are ok), needs flooring and paint. Roof needs replaced or repaired. Roofing estimate was $3500 to fix or 8500 to replace. Seller is offering a $8500 credit at closing to be escrowed for roof replacement so that buyers may be able to get a loan on home with a full price offer. Even with work needed this home is a steal. All the normally expensive things have been done, there is a 10k air conditioning unit newly installed, newer well equipment, water heater, etc. .. .. With credit for roof all you need to do is pick wall colors and carpet and you have a great home.

17. 2015-03-02
    price $33,500 194-char remark

    Show marketing remark (194 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. This is a wood frame home built in 89'. It is a great starter home for anyone! Ask you agent for details.

18. 2012-02-01
    soldstatus $60,000
19. 2011-07-21
    soldstatus $37,000 194-char remark

    Show marketing remark (194 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. This is a wood frame home built in 89'. It is a great starter home for anyone! Ask you agent for details.

20. 1998-12-03
    soldstatus $66,000

ⓘ 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: $2,641 · $220/mo
• Projected year-2 tax: $2,641 · $220/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $23,561
• − Mortgage interest: −$12,486
• − Property taxes: −$2,641
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,484
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,535/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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

+254.5% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $234,000 FORTMLS
• 2026-04-12 Listed $239,000 FORTMLS
• 2019-01-17 Sold (Public Records) $111,000 Public Records
• 2019-01-15 Sold (MLS) $111,000 FORTMLS
• 2018-12-17 Pending — FORTMLS
• 2018-12-08 Listed $119,900 FORTMLS
• 2015-03-02 Price Changed $33,500 FORTMLS
• 2012-02-01 Sold (Public Records) $60,000 Public Records
• 2011-07-21 Sold (MLS) $37,000 FORTMLS
• 1998-12-03 Sold (Public Records) $66,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,641 · -7.3% YoY. Source: county tax records.