3007 52nd St W · Lehigh Acres, FL 33971

$134,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 103 Days on market

Built 2007 0.25 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

Key facts

• Private bath
• Updated kitchen
• Breakfast area

Tags

• UPDATED KITCHEN
• PRIVATE BATH
• BREAKFAST AREA
• LAUNDRY HOOK UP

Property features AI

Finance

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

Exterior

• Parking: Driveway; Paved parking; Unpaved parking
• Utilities: Well water; Septic sewer; Cable not available
• Home design: Single-story home; Entry level: 1; Resale property; Faces north; Zoning: RS-1
• Construction: Manufactured / Modular / Prefab construction; Vinyl siding; Shingle roof; Built on foundation (standard for manufactured homes)
• Exterior features: Rectangular lot; South exposure; Public maintained paved road; No other exterior features listed

Interior

• Kitchen: Eat-in kitchen; Breakfast area
• Bedrooms: Bedroom(s) on the main level; Main level primary bedroom
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Bathtub and separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Breakfast area; Eat-in kitchen; Living/dining room; Separate shower; Bathtub; Split bedrooms; Main level primary; Bedroom on main level; Single hung windows; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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); 1335 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $50k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.52% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $285,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 52nd St W	0.12mi	3/2.0	1,408 (+9%)	1mo	$370,000	$263	79
3113 56th St W	0.31mi	4/2.0 (+1)	1,365 (+5%)	2mo	$290,000	$212	70
2808 51st St W	0.35mi	3/2.0	1,400 (+8%)	11mo	$245,000	$175	62
2600 51st St W	0.73mi	3/2.0	1,285 (-1%)	6mo	$270,000	$210	59
2621 59th St W	0.65mi	3/2.0	1,387 (+7%)	1mo	$305,000	$220	57
2904 44th St W	0.60mi	3/2.0	1,222 (-6%)	10mo	$283,000	$232	54
3204 45th St W	0.53mi	3/2.0	1,455 (+12%)	1mo	$249,600	$172	54
6011 Judy Ave N	0.62mi	3/2.0	1,406 (+8%)	14mo	$314,900	$224	45
3219 46th St W	0.56mi	3/2.0	1,150 (-11%)	13mo	$280,000	$243	45
6002 Pat Ave N	0.64mi	3/2.0	1,406 (+8%)	15mo	$309,900	$220	44
2519 56th St W	0.74mi	3/2.0	1,427 (+10%)	9mo	$282,800	$198	41
3418 51st St W	0.73mi	3/2.0	1,406 (+8%)	15mo	$310,000	$220	40

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $10,420
• Equity at exit: $20,114

10-year hold

• IRR: 13.7%
• Equity multiple: 1.94×
• Total profit: $35,352
• Equity at exit: $11,664

Cash invested: $37,772 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$707
• Tax from tax record: −$261 /mo · $3,131/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $600

Break-even live

Break-even rent $1,297

Max offer price $134,900

Occupancy floor 66%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.02mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.31mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.35mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.37mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	3d	1	0.38mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	2d	1	0.44mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.47mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.49mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	23d	1	0.50mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	0.56mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	0.59mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	23d	1	0.65mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	0.67mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.72mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.72mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	23d	1	0.75mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.75mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.76mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	0.77mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	23d	1	0.78mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.80mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.80mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	0.81mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	0.81mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	14d	1	0.82mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	3d	1	0.83mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	0.84mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	0.85mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	2d	1	0.90mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	23d	1	0.96mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	23d	1	0.97mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	0.99mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.99mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	1.00mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	16d	1	1.00mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	1.01mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.01mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	23d	1	1.02mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	1.03mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	1.07mi

Listing history 23 events

1. 2026-05-08
   status Pending
2. 2026-04-29
   price $134,900
3. 2026-04-17
   status Active
4. 2026-03-11
   status Pending
5. 2026-03-07
   price $149,850
6. 2026-03-05
   status Active
7. 2026-03-02
   status Pending
8. 2026-01-28
   price $166,500
9. 2025-12-16
   listed $185,000 Active
10. 2021-02-05
    soldstatus $165,000
11. 2021-02-04
    soldstatus $164,999 Closed 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

12. 2021-01-05
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

13. 2021-01-01
    price $164,999 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

14. 2020-12-09
    status Active 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

15. 2020-12-01
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

16. 2020-11-23
    listed $169,999 Active 137-char remark

    Show marketing remark (137 chars)

    Clean 3/2 with fresh upgrades to inside. Including new flooring, full appliance package, large fenced in backyard with above ground pool.

17. 2015-04-08
    soldstatus $78,200
18. 2015-03-23
    soldstatus $75,900 401-char remark

    Show marketing remark (401 chars)

    Clean and ready to move in! This very well kept and clean property offers lots of space and light. Fruit trees throughout the yard and a large and complete fence gives you lots of room to life and enjoy this beautiful home. Sitting on a quiet and clean street this home offers a good amount of privacy while still having neighbors. This home is priced to sell so make your showing appointment today.

19. 2014-08-31
    listed $75,900 401-char remark

    Show marketing remark (401 chars)

    Clean and ready to move in! This very well kept and clean property offers lots of space and light. Fruit trees throughout the yard and a large and complete fence gives you lots of room to life and enjoy this beautiful home. Sitting on a quiet and clean street this home offers a good amount of privacy while still having neighbors. This home is priced to sell so make your showing appointment today.

20. 2009-05-26
    soldstatus $25,000
21. 2009-04-27
    price $29,900
22. 2006-08-04
    soldstatus $20,900
23. 2006-07-10
    soldstatus $20,900

ⓘ 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: $3,131 · $261/mo
• Projected year-2 tax: $3,131 · $261/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 4/10 Moderate
• 🌡 Heat 9/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,678
• − Mortgage interest: −$7,556
• − Property taxes: −$3,131
• − Insurance: −$674
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$3,924
• Taxable income: $5,443
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,895/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+545.5% since first listed

23 events — show timeline

• 2026-05-08 Pending — FORTMLS
• 2026-04-29 Price Changed $134,900 FORTMLS
• 2026-04-17 Relisted — FORTMLS
• 2026-03-11 Pending — FORTMLS
• 2026-03-07 Price Changed $149,850 FORTMLS
• 2026-03-05 Relisted — FORTMLS
• 2026-03-02 Pending — FORTMLS
• 2026-01-28 Price Changed $166,500 FORTMLS
• 2025-12-16 Listed $185,000 FORTMLS
• 2021-02-05 Sold (Public Records) $165,000 Public Records
• 2021-02-04 Sold (MLS) $164,999 FORTMLS
• 2021-01-05 Pending — FORTMLS
• 2021-01-01 Price Changed $164,999 FORTMLS
• 2020-12-09 Relisted — FORTMLS
• 2020-12-01 Pending — FORTMLS
• 2020-11-23 Listed $169,999 FORTMLS
• 2015-04-08 Sold (Public Records) $78,200 Public Records
• 2015-03-23 Sold (MLS) $75,900 NAPLESMLS
• 2014-08-31 Listed $75,900 NAPLESMLS
• 2009-05-26 Sold (MLS) $25,000 FORTMLS
• 2009-04-27 Price Changed $29,900 FORTMLS
• 2006-08-04 Sold (Public Records) $20,900 Public Records
• 2006-07-10 Sold (MLS) $20,900 FORTMLS

Property tax history

+25.0%/yr

Latest (2025): $3,131 · +35.3% YoY. Source: county tax records.