4708 Golfview Blvd · Lehigh Acres, FL 33973

$320,000

6 bd · 4.0 ba · 2,352 sqft · MultiFamily public records · 81 Days on market

Built 2002 0.43 ac lot Est $546k · 41% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0
• Rent growth +0.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large Duplex on oversized cornet lot located in Lehigh near Westminster County Club. Close to shopping, Fort Myers, I-75, and RSW Airport. Enclosed front porch.

Key facts

• Private entrances
• Convenient area
• Steady rental demand

Tags

• STRONG RENTAL INCOME POTENTIAL
• PRIVATE ENTRANCES
• CONVENIENT AREA
• STEADY RENTAL DEMAND
• TURNKEY INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Lot dimensions approx. 85 x 176 x 119 x 141 (source: appraiser)
• Financial info: Gross scheduled income: $43,200; One unit currently showing actual/pro forma rent of $1,800; Tenants pay cable TV, electricity, internet, and telephone; Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Multifamily property with 2 units; Resale condition; Zoned RM-2
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation
• Exterior features: Corner lot; Oversized lot; No additional exterior features listed

Interior

• Kitchen: Each unit includes a dishwasher, microwave, range, and refrigerator
• Bedrooms: Two 3-bedroom units (each unit is unfurnished)
• Flooring: Laminate flooring throughout
• Bathrooms: Four full bathrooms total (each unit has 2 full bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning with ceiling fans
• Interior features: Single hung windows; Laminate flooring
• Laundry & utility: Laundry in residence for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive. Per door: $270/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (-7.0%/yr); 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,476/mo this rent would consume 69% of the median local household income ($61k/yr) (locally 1142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 81 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 23604% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $172k; list at $320k implies a 86% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $545,664
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4738-4740 Douglas Ln	0.06mi	6/4.0	2,396 (+2%)	13mo	$565,000	$236	83
309 Ichabod Ave S	0.49mi	6/4.0	2,360 (+0%)	9mo	$550,000	$233	69
133-135 Hightower Ave S	0.45mi	6/4.0	2,392 (+2%)	22mo	$554,900	$232	58
725/727 Ivan Ave S	0.65mi	6/4.0	2,316 (-2%)	15mo	$425,000	$184	55
713-715 Homer Ave S #719	0.66mi	6/4.0	2,360 (+0%)	18mo	$549,900	$233	53
312-314 Harry Ave S	0.55mi	6/4.0	2,392 (+2%)	23mo	$549,900	$230	52
316-318 Harry Ave S	0.57mi	6/4.0	2,392 (+2%)	23mo	$549,900	$230	52
724 Jenna Ave S	0.59mi	6/4.0	2,238 (-5%)	20mo	$449,000	$201	48

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-27,628
• Equity at exit: $47,713

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-18,976
• Equity at exit: $27,668

Cash invested: $89,600 (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 33973

• Home prices YoY: -3.4%
• Rents YoY: -7.0%
• Active inventory: 292
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $3,476 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$395 /mo · $4,741/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $540

Break-even live

Break-even rent $2,793

Max offer price $320,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,476
Total (2 units)			$3,476

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Ichabod Ave Lehigh Acres, FL	6.0	4.0	2376	$2,100	$0.88	24d	1	0.97mi
2216 Leda Ave S Lehigh Acres, FL	5.0	3.0	2750	$2,470	$0.90	16d	1	1.00mi
5214 25th St SW Lehigh Acres, FL	6.0	4.0	2316	$1,600	$0.69	24d	1	1.38mi

Listing history 27 events

1. 2026-06-01
   statusdays on market $320,000 Pending 81 DOM
2. 2026-05-19
   price $320,000
3. 2026-04-30
   historical $1,350
4. 2026-04-17
   status Active
5. 2026-04-16
   listed $1,350
6. 2026-04-08
   status Pending
7. 2026-03-20
   historical $1,350
8. 2026-02-02
   listed $359,000 Active
9. 2025-09-18
   price $1,375
10. 2025-07-25
    price $1,400
11. 2025-06-12
    price $1,600
12. 2025-05-15
    price $1,650
13. 2025-04-24
    price $1,700
14. 2025-02-26
    listed $1,750
15. 2017-06-22
    soldstatus $172,278 Sold 160-char remark

    Show marketing remark (160 chars)

    Large Duplex on oversized cornet lot located in Lehigh near Westminster County Club. Close to shopping, Fort Myers, I-75, and RSW Airport. Enclosed front porch.

16. 2017-05-11
    status Pending With Contingencies 160-char remark

    Show marketing remark (160 chars)

    Large Duplex on oversized cornet lot located in Lehigh near Westminster County Club. Close to shopping, Fort Myers, I-75, and RSW Airport. Enclosed front porch.

17. 2017-03-31
    listed $168,900 Active 160-char remark

    Show marketing remark (160 chars)

    Large Duplex on oversized cornet lot located in Lehigh near Westminster County Club. Close to shopping, Fort Myers, I-75, and RSW Airport. Enclosed front porch.

18. 2016-12-27
    soldstatus $1,040,000
19. 2011-07-05
    soldstatus $65,000
20. 2011-07-01
    soldstatus $65,000 192-char remark

    Show marketing remark (192 chars)

    GREAT INVESTMENT PROPERTY!! TENANT OCCUPIED!! NOT A SHORT SALE OR FORECLOSURE. Three Bedrooms/Two Baths each side includes ALL TILE. This duplex is on a corner lot across from the golf course.

21. 2011-04-22
    price $69,900 192-char remark

    Show marketing remark (192 chars)

    GREAT INVESTMENT PROPERTY!! TENANT OCCUPIED!! NOT A SHORT SALE OR FORECLOSURE. Three Bedrooms/Two Baths each side includes ALL TILE. This duplex is on a corner lot across from the golf course.

22. 2009-09-22
    soldstatus $47,500
23. 2009-09-09
    price $49,900
24. 2004-04-24
    soldstatus $172,000
25. 2004-03-19
    soldstatus $172,000
26. 2004-01-07
    price $173,900
27. 2002-07-08
    soldstatus $129,900

ⓘ 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: $4,741 · $395/mo
• Projected year-2 tax: $4,741 · $395/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 · 30 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: $41,712
• − Mortgage interest: −$17,925
• − Property taxes: −$4,741
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,337
• − Management: −$3,337
• − Depreciation: −$9,309
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $6,123/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): 14,392
• Household income: $60,530
• Rent vs Own: 77.1% rent · 22.9% own
• Severe rent burden: 1142.0

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 0.67)
• 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+146.3% since first listed

26 events — show timeline

• 2026-05-19 Price Changed $320,000 FORTMLS
• 2026-04-30 Rental Removed $1,350 BUILDIUM
• 2026-04-17 Relisted — FORTMLS
• 2026-04-16 Listed for Rent $1,350 BUILDIUM
• 2026-04-08 Pending — FORTMLS
• 2026-03-20 Rental Removed $1,350 BUILDIUM
• 2026-02-02 Listed $359,000 FORTMLS
• 2025-09-18 Price Changed $1,375 BUILDIUM
• 2025-07-25 Price Changed $1,400 BUILDIUM
• 2025-06-12 Price Changed $1,600 BUILDIUM
• 2025-05-15 Price Changed $1,650 BUILDIUM
• 2025-04-24 Price Changed $1,700 BUILDIUM
• 2025-02-26 Listed for Rent $1,750 BUILDIUM
• 2017-06-22 Sold (MLS) $172,278 FORTMLS
• 2017-05-11 Pending — FORTMLS
• 2017-03-31 Listed $168,900 FORTMLS
• 2016-12-27 Sold (Public Records) $1,040,000 Public Records
• 2011-07-05 Sold (Public Records) $65,000 Public Records
• 2011-07-01 Sold (MLS) $65,000 FORTMLS
• 2011-04-22 Price Changed $69,900 FORTMLS
• 2009-09-22 Sold (MLS) $47,500 FORTMLS
• 2009-09-09 Price Changed $49,900 FORTMLS
• 2004-04-24 Sold (Public Records) $172,000 Public Records
• 2004-03-19 Sold (MLS) $172,000 FORTMLS
• 2004-01-07 Price Changed $173,900 FORTMLS
• 2002-07-08 Sold (Public Records) $129,900 Public Records

Property tax history

+10.0%/yr

Latest (2025): $4,741 · +11.0% YoY. Source: county tax records.