2917 13th St W · Lehigh Acres, FL 33971

$109,900

4 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 405 Days on market

Built 1989 10,855 sqft 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

ATTENTION INVESTORS: If you're looking for a fixer-upper, here it is!

Key facts

• Central air and heat
• Growing area
• 0.25 acre lot

Tags

• CENTRAL AIR AND HEAT
• GROWING AREA

Property features AI

Finance

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

Exterior

• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story residence; Entry level: 1; Faces north; Resale property
• Construction: Wood siding and wood frame construction; Shingle roof
• Exterior features: No notable exterior features listed; Rectangular lot; Public maintained paved road; South exposure

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Other room types listed
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding windows; Living/dining room; Other interior features (see remarks); Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $70k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $110k implies a 307% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 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: 1.90% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $257,906
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 12th St W	0.36mi	3/2.0 (-1)	1,214 (-2%)	2mo	$250,000	$206	74
2912 11th St W	0.10mi	3/2.0 (-1)	1,134 (-8%)	14mo	$142,000	$125	66
2817 8th St W	0.35mi	3/2.5 (-1)	1,345 (+9%)	2mo	$280,000	$208	60
2811 6th St W	0.48mi	3/2.0 (-1)	1,228 (-0%)	19mo	$260,000	$212	56
3111 11th St W	0.31mi	3/2.5 (-1)	1,345 (+9%)	10mo	$305,000	$227	55
2918 21st St W	0.57mi	3/2.0 (-1)	1,317 (+7%)	5mo	$250,000	$190	53
3301 8th St SW	0.53mi	4/2.0	1,336 (+8%)	10mo	$339,900	$254	53
3216 17th St W	0.54mi	3/2.0 (-1)	1,400 (+14%)	4mo	$293,000	$209	45
3315 12th St W	0.54mi	3/3.0 (-1)	1,054 (-15%)	3mo	$280,000	$266	39

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: 23.6%
• Equity multiple: 1.93×
• Total profit: $28,661
• Equity at exit: $16,386

10-year hold

• IRR: 29.5%
• Equity multiple: 3.25×
• Total profit: $69,216
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$576
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $825

Break-even live

Break-even rent $1,046

Max offer price $109,900

Occupancy floor 56%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	23d	1	0.21mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.23mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	23d	1	0.35mi
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	21d	1	0.43mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	3d	1	0.45mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.54mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	3d	1	0.55mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.57mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	23d	1	0.61mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	23d	1	0.83mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.87mi
2513 22nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	14d	1	0.87mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	3d	1	0.89mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.99mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	3d	1	1.05mi
3309 2nd St SW Lehigh Acres, FL	3.0	2.0	984	$1,495	$1.52	23d	1	1.15mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	23d	1	1.24mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	1.37mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	23d	1	1.44mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	3d	1	1.49mi

Listing history 26 events

1. 2026-06-17
   days on market $109,900 Active 405 DOM
2. 2026-06-16
   days on market $109,900 Active 404 DOM
3. 2026-06-16
   pricedays on market $109,900 Active 403 DOM
4. 2026-06-13
   days on market $119,900 Active 401 DOM
5. 2026-06-09
   days on market $119,900 Active 397 DOM
6. 2026-06-07
   days on market $119,900 Active 395 DOM
7. 2026-06-02
   days on market $119,900 Active 390 DOM
8. 2026-06-01
   days on market $119,900 Active 389 DOM
9. 2026-06-01
   days on market $119,900 Active 388 DOM
10. 2026-05-13
    price $119,900
11. 2026-03-20
    price $129,900
12. 2026-02-24
    price $139,900
13. 2026-02-06
    price $144,900
14. 2025-09-17
    price $147,900
15. 2025-08-09
    price $149,900
16. 2025-06-27
    price $159,900
17. 2025-06-03
    price $169,900
18. 2025-05-08
    listed $179,900 Active
19. 2009-02-20
    soldstatus $27,000 69-char remark

    Show marketing remark (69 chars)

    ATTENTION INVESTORS: If you're looking for a fixer-upper, here it is!

20. 2009-01-20
    price $29,900 69-char remark

    Show marketing remark (69 chars)

    ATTENTION INVESTORS: If you're looking for a fixer-upper, here it is!

21. 2008-12-22
    historical
22. 2008-10-24
    listed $49,900
23. 2005-12-13
    soldstatus $165,000
24. 1999-06-22
    soldstatus $68,000
25. 1999-06-22
    soldstatus $68,000
26. 1988-11-01
    soldstatus $33,100

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $25,073
• − Mortgage interest: −$6,156
• − Property taxes: −$2,447
• − Insurance: −$550
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$3,197
• Taxable income: $8,712
• Est. tax owed @ 24.0%: −$2,091
• After-tax cash flow: $7,805/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

+262.2% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $119,900 FORTMLS
• 2026-03-20 Price Changed $129,900 FORTMLS
• 2026-02-24 Price Changed $139,900 FORTMLS
• 2026-02-06 Price Changed $144,900 FORTMLS
• 2025-09-17 Price Changed $147,900 FORTMLS
• 2025-08-09 Price Changed $149,900 FORTMLS
• 2025-06-27 Price Changed $159,900 FORTMLS
• 2025-06-03 Price Changed $169,900 FORTMLS
• 2025-05-08 Listed $179,900 FORTMLS
• 2009-02-20 Sold (MLS) $27,000 FORTMLS
• 2009-01-20 Price Changed $29,900 FORTMLS
• 2008-12-22 Listing Removed — FORTMLS
• 2008-10-24 Listed $49,900 FORTMLS
• 2005-12-13 Sold (Public Records) $165,000 Public Records
• 1999-06-22 Sold (Public Records) $68,000 Public Records
• 1999-06-22 Sold (Public Records) $68,000 Public Records
• 1988-11-01 Sold (Public Records) $33,100 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,447 · -1.9% YoY. Source: county tax records.