3209 54th St W · Lehigh Acres, FL 33971

$255,000

3 bd · 2.0 ba · 2,097 sqft · SingleFamily public records · 42 Days on market

Built 2008 0.25 ac lot Est $396k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained 3 bedroom 2 bath home with a den for office space, Den can also be used as a 4th bedroom This home has over 2,000 sq feet. . Breakfast nook , corraine counter tops, tile floors throughout and laminate flooring int he bedrooms. New front door will be installed, Family room for entertainment , Formal living room , upgraded ceiling fans and lighting , shed great for work shop chef sink in island counter and a regular sink with new garbage disposal, new gutters thru out the home, Master suite has a rounded tub to relax after a hot day in the sun, separate shower , 3.5 ac unit , water equipment is well maintained, dead end road for privacy, This home is in a great location , easy access to Fort Myers. Home is very clean, Showplace!!!!

Key facts

• Pantry
• Tile flooring
• Wood cabinetry

Tags

• WOOD CABINETRY
• CENTER ISLAND
• PANTRY
• TILE FLOORING
• TWO SEPARATE DINING AREAS
• FULL GLASS DOOR ACCESS

Property features AI

Finance

• Other: Zoning: RS-1; Subdivision: Lehigh Acres
• HOA & community: Non-gated community; No HOA maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Central sewer; Natural gas available; Cable available
• Home design: Single-family residence; 1 story (ranch); Rear exposure facing east
• Construction: Concrete block construction; Built in 2008
• Exterior features: Stucco exterior; Shingle roof; Storm protection: see remarks; Windows: see remarks; City view; Well irrigation

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom: none
• Heating & cooling: Central electric heat; Cooling: see remarks
• Interior features: Pantry; Smoke detectors; Florida room; Split bedroom floor plan; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $24 ($286/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 $215k (15.8% below list).
• Recommended offer: $215k (15.8% 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+, 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 15d 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 33% 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 $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $214,731 (15.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $396,333
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3200 51st St W	0.16mi	4/2.0 (+1)	1,828 (-13%)	2mo	$309,999	$170	65
3019 46th St W	0.63mi	3/2.0	1,802 (-14%)	2mo	$339,900	$189	46
3312 57th St W	0.36mi	4/2.0 (+1)	1,810 (-14%)	22mo	$329,990	$182	37
3317 59th St W	0.44mi	4/3.0 (+1)	1,868 (-11%)	23mo	$385,000	$206	33

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-46,121
• Equity at exit: $38,021

10-year hold

• IRR: -18.7%
• Equity multiple: 0.12×
• Total profit: $-62,622
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $24

Break-even live

Break-even rent $2,117

Max offer price $255,000

Occupancy floor 94%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	23d	1	0.17mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	0.21mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	16d	1	0.29mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	21d	1	0.31mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	2d	1	0.39mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	3d	1	0.52mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	23d	1	0.57mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	3d	1	0.59mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	14d	1	0.62mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	21d	1	0.65mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	3d	1	0.68mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	21d	1	0.70mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	2d	1	0.70mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	3d	1	0.73mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	3d	1	0.73mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	16d	1	0.76mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	23d	1	0.85mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	11d	1	0.88mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	23d	1	0.93mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	23d	1	0.96mi
2607 49th St W Lehigh Acres, FL	4.0	3.0	2870	$2,500	$0.87	23d	1	1.00mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.08mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.09mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	2d	1	1.09mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	3d	1	1.09mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	23d	1	1.09mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	3d	1	1.10mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	14d	1	1.10mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	14d	1	1.11mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	2d	1	1.17mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	21d	1	1.20mi
6048 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	1.23mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	21d	1	1.24mi
3310 35th St W Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	23d	1	1.24mi
6050 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	1.24mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	23d	1	1.27mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	23d	1	1.27mi
6108 Stratton Rd Fort Myers, FL	3.0	2.0	1635	$2,200	$1.35	3d	1	1.35mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	1.38mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	2d	1	1.38mi

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-23
   price $255,000
3. 2026-04-02
   price $269,500
4. 2026-03-18
   listed $289,900 Active
5. 2017-11-06
   soldstatus $178,000
6. 2017-10-31
   soldstatus $178,000 Sold 761-char remark

   Show marketing remark (761 chars)

   This well maintained 3 bedroom 2 bath home with a den for office space, Den can also be used as a 4th bedroom This home has over 2,000 sq feet. . Breakfast nook , corraine counter tops, tile floors throughout and laminate flooring int he bedrooms. New front door will be installed, Family room for entertainment , Formal living room , upgraded ceiling fans and lighting , shed great for work shop chef sink in island counter and a regular sink with new garbage disposal, new gutters thru out the home, Master suite has a rounded tub to relax after a hot day in the sun, separate shower , 3.5 ac unit , water equipment is well maintained, dead end road for privacy, This home is in a great location , easy access to Fort Myers. Home is very clean, Showplace!!!!

7. 2017-08-28
   status Pending 761-char remark

   Show marketing remark (761 chars)

   This well maintained 3 bedroom 2 bath home with a den for office space, Den can also be used as a 4th bedroom This home has over 2,000 sq feet. . Breakfast nook , corraine counter tops, tile floors throughout and laminate flooring int he bedrooms. New front door will be installed, Family room for entertainment , Formal living room , upgraded ceiling fans and lighting , shed great for work shop chef sink in island counter and a regular sink with new garbage disposal, new gutters thru out the home, Master suite has a rounded tub to relax after a hot day in the sun, separate shower , 3.5 ac unit , water equipment is well maintained, dead end road for privacy, This home is in a great location , easy access to Fort Myers. Home is very clean, Showplace!!!!

8. 2017-08-25
   historical 761-char remark

   Show marketing remark (761 chars)

   This well maintained 3 bedroom 2 bath home with a den for office space, Den can also be used as a 4th bedroom This home has over 2,000 sq feet. . Breakfast nook , corraine counter tops, tile floors throughout and laminate flooring int he bedrooms. New front door will be installed, Family room for entertainment , Formal living room , upgraded ceiling fans and lighting , shed great for work shop chef sink in island counter and a regular sink with new garbage disposal, new gutters thru out the home, Master suite has a rounded tub to relax after a hot day in the sun, separate shower , 3.5 ac unit , water equipment is well maintained, dead end road for privacy, This home is in a great location , easy access to Fort Myers. Home is very clean, Showplace!!!!

9. 2017-08-17
   listed $179,900 Active 761-char remark

   Show marketing remark (761 chars)

   This well maintained 3 bedroom 2 bath home with a den for office space, Den can also be used as a 4th bedroom This home has over 2,000 sq feet. . Breakfast nook , corraine counter tops, tile floors throughout and laminate flooring int he bedrooms. New front door will be installed, Family room for entertainment , Formal living room , upgraded ceiling fans and lighting , shed great for work shop chef sink in island counter and a regular sink with new garbage disposal, new gutters thru out the home, Master suite has a rounded tub to relax after a hot day in the sun, separate shower , 3.5 ac unit , water equipment is well maintained, dead end road for privacy, This home is in a great location , easy access to Fort Myers. Home is very clean, Showplace!!!!

10. 2014-08-22
    price $129,900 288-char remark

    Show marketing remark (288 chars)

    Large home on a spacious lot awaits you. This house is situated on a private street at the end with wooded views. Kitchen island and breakfast bar in the open kitchen. Plenty of room to spread out in this split bedroom plan home. Tenant occupied and sale is subject to terms of the lease.

11. 2014-08-22
    soldstatus $120,000 288-char remark

    Show marketing remark (288 chars)

    Large home on a spacious lot awaits you. This house is situated on a private street at the end with wooded views. Kitchen island and breakfast bar in the open kitchen. Plenty of room to spread out in this split bedroom plan home. Tenant occupied and sale is subject to terms of the lease.

12. 2014-06-04
    listed $120,000 288-char remark

    Show marketing remark (288 chars)

    Large home on a spacious lot awaits you. This house is situated on a private street at the end with wooded views. Kitchen island and breakfast bar in the open kitchen. Plenty of room to spread out in this split bedroom plan home. Tenant occupied and sale is subject to terms of the lease.

13. 2005-01-24
    soldstatus $14,400

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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

Taxation est. · year 1

• Rental income: $25,768
• − Mortgage interest: −$14,284
• − Property taxes: −$2,749
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$7,418
• Taxable loss: −$4,081
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $1,265/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

+1670.8% since first listed

13 events — show timeline

• 2026-04-29 Pending — NAPLESMLS
• 2026-04-23 Price Changed $255,000 NAPLESMLS
• 2026-04-02 Price Changed $269,500 NAPLESMLS
• 2026-03-18 Listed $289,900 NAPLESMLS
• 2017-11-06 Sold (Public Records) $178,000 Public Records
• 2017-10-31 Sold (MLS) $178,000 FORTMLS
• 2017-08-28 Pending — FORTMLS
• 2017-08-25 Listing Removed — FORTMLS
• 2017-08-17 Listed $179,900 FORTMLS
• 2014-08-22 Sold (MLS) $120,000 FORTMLS
• 2014-08-22 Price Changed $129,900 FORTMLS
• 2014-06-04 Listed $120,000 FORTMLS
• 2005-01-24 Sold (Public Records) $14,400 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,749 · +3.2% YoY. Source: county tax records.