333 Joel Blvd #138 · Lehigh Acres, FL 33936

$130,000

2 bd · 1.0 ba · 877 sqft · Condo public records · 37 Days on market

Built 1971 $220/mo HOA · 17% of rent

---

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).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming first-floor condo nestled in the serene Fairways 3 Condominiums has it all! This well-maintained 2-bedroom, 1-bathroom home offers a comfortable and convenient living space. The lanai has been thoughtfully enclosed to create additional living space, perfect for enjoying the tranquil surroundings. Situated in a 55+ community, this condo offers a peaceful retreat with access to fantastic amenities. Residents can enjoy the outdoor gazebo with ample seating, a clubhouse for social gatherings, and a refreshing community pool for leisurely swims and relaxation. With its convenient location and delightful features, this condo presents an excellent opportunity for those seeking a low-maintenance and enjoyable lifestyle. No pets allowed. Don't miss the chance to make this lovely property your own and experience the best of Fairways 3 living!

Key facts

• 55+ community
• Clubhouse
• First-floor condo

Tags

• FIRST-FLOOR CONDO
• ENCLOSED LANAI
• COMMUNITY POOL
• CLUBHOUSE
• GAZEBO
• 55+ COMMUNITY

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with a $220 monthly fee; HOA covers grounds maintenance, recreation facilities, road maintenance, street lights and trash; Community amenities include clubhouse, fitness center and laundry; Part of a 180-unit community; Condo hotel community near hotel/motel; Designated senior community

Exterior

• Parking: Assigned parking (one space)
• Security: Fire sprinkler system; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Condo unit in a 3-story building; Entry level: 1; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: No notable exterior features listed; Irrigation from municipal source; Paved road access; Property faces southeast; Exposure toward northwest

Interior

• Kitchen: Freezer; Microwave; Range; Refrigerator
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cable TV; Window treatments; Split bedrooms; Separate shower; Shower only; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-24 ($-288/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (3.3% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (-0.8%/yr); 641 active listings in the ZIP; 9 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).
• This rent runs 31% of the median local income ($51k/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 $899 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 12965% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $125,758 (3.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.28×
• Total profit: $-26,352
• Equity at exit: $19,383

10-year hold

• IRR: -27.4%
• Equity multiple: -0.08×
• Total profit: $-39,412
• Equity at exit: $11,240

Cash invested: $36,400 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$682
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$54
• HOA: −$220
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-24

Break-even live

Break-even rent $1,355

Max offer price $125,758

Occupancy floor 97%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	15d	2	0.02mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	23d	1	0.10mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	23d	1	0.23mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	3d	1	0.34mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	23d	1	0.47mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	2d	1	0.53mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	23d	1	0.84mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	23d	1	1.11mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	23d	1	1.11mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-17
   days on market $130,000 Active 37 DOM
2. 2026-06-16
   days on market $130,000 Active 36 DOM
3. 2026-06-15
   days on market $130,000 Active 35 DOM
4. 2026-06-13
   days on market $130,000 Active 33 DOM
5. 2026-06-10
   days on market $130,000 Active 30 DOM
6. 2026-06-09
   days on market $130,000 Active 29 DOM
7. 2026-06-08
   days on market $130,000 Active 28 DOM
8. 2026-06-07
   days on market $130,000 Active 27 DOM
9. 2026-06-03
   days on market $130,000 Active 23 DOM
10. 2026-06-02
    days on market $130,000 Active 22 DOM
11. 2026-06-01
    days on market $130,000 Active 21 DOM
12. 2026-05-31
    days on market $130,000 Active 20 DOM
13. 2026-03-27
    listed $995
14. 2026-01-19
    listed $130,000 Active
15. 2025-12-31
    historical
16. 2025-10-30
    price $130,000
17. 2025-08-05
    listed $135,000 Active
18. 2025-06-25
    historical $1,200
19. 2025-05-21
    price $1,200
20. 2025-05-01
    price $1,295
21. 2025-02-25
    listed $1,300
22. 2024-01-30
    soldstatus $130,000
23. 2024-01-26
    soldstatus $130,000 Closed 858-char remark

    Show marketing remark (858 chars)

    This charming first-floor condo nestled in the serene Fairways 3 Condominiums has it all! This well-maintained 2-bedroom, 1-bathroom home offers a comfortable and convenient living space. The lanai has been thoughtfully enclosed to create additional living space, perfect for enjoying the tranquil surroundings. Situated in a 55+ community, this condo offers a peaceful retreat with access to fantastic amenities. Residents can enjoy the outdoor gazebo with ample seating, a clubhouse for social gatherings, and a refreshing community pool for leisurely swims and relaxation. With its convenient location and delightful features, this condo presents an excellent opportunity for those seeking a low-maintenance and enjoyable lifestyle. No pets allowed. Don't miss the chance to make this lovely property your own and experience the best of Fairways 3 living!

24. 2023-12-21
    status Pending 858-char remark

    Show marketing remark (858 chars)

    This charming first-floor condo nestled in the serene Fairways 3 Condominiums has it all! This well-maintained 2-bedroom, 1-bathroom home offers a comfortable and convenient living space. The lanai has been thoughtfully enclosed to create additional living space, perfect for enjoying the tranquil surroundings. Situated in a 55+ community, this condo offers a peaceful retreat with access to fantastic amenities. Residents can enjoy the outdoor gazebo with ample seating, a clubhouse for social gatherings, and a refreshing community pool for leisurely swims and relaxation. With its convenient location and delightful features, this condo presents an excellent opportunity for those seeking a low-maintenance and enjoyable lifestyle. No pets allowed. Don't miss the chance to make this lovely property your own and experience the best of Fairways 3 living!

25. 2023-12-15
    listed $134,900 Active 858-char remark

    Show marketing remark (858 chars)

    This charming first-floor condo nestled in the serene Fairways 3 Condominiums has it all! This well-maintained 2-bedroom, 1-bathroom home offers a comfortable and convenient living space. The lanai has been thoughtfully enclosed to create additional living space, perfect for enjoying the tranquil surroundings. Situated in a 55+ community, this condo offers a peaceful retreat with access to fantastic amenities. Residents can enjoy the outdoor gazebo with ample seating, a clubhouse for social gatherings, and a refreshing community pool for leisurely swims and relaxation. With its convenient location and delightful features, this condo presents an excellent opportunity for those seeking a low-maintenance and enjoyable lifestyle. No pets allowed. Don't miss the chance to make this lovely property your own and experience the best of Fairways 3 living!

26. 2011-02-25
    soldstatus $18,999
27. 2003-01-09
    soldstatus $45,000
28. 2003-01-06
    soldstatus $45,000
29. 2002-11-25
    price $49,900
30. 1979-02-01
    soldstatus $33,500

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,901
• − Mortgage interest: −$7,282
• − Property taxes: −$1,379
• − Insurance: −$650
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − HOA: −$2,640
• − Depreciation: −$3,782
• Taxable loss: −$2,376
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $282/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• 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

+288.1% since first listed

18 events — show timeline

• 2026-03-27 Listed for Rent $995 APPFOLIO
• 2026-01-19 Listed $130,000 FORTMLS
• 2025-12-31 Listing Removed — FORTMLS
• 2025-10-30 Price Changed $130,000 FORTMLS
• 2025-08-05 Listed $135,000 FORTMLS
• 2025-06-25 Rental Removed $1,200 APPFOLIO
• 2025-05-21 Price Changed $1,200 APPFOLIO
• 2025-05-01 Price Changed $1,295 APPFOLIO
• 2025-02-25 Listed for Rent $1,300 APPFOLIO
• 2024-01-30 Sold (Public Records) $130,000 Public Records
• 2024-01-26 Sold (MLS) $130,000 FORTMLS
• 2023-12-21 Pending — FORTMLS
• 2023-12-15 Listed $134,900 FORTMLS
• 2011-02-25 Sold (MLS) $18,999 FORTMLS
• 2003-01-09 Sold (Public Records) $45,000 Public Records
• 2003-01-06 Sold (MLS) $45,000 FORTMLS
• 2002-11-25 Price Changed $49,900 FORTMLS
• 1979-02-01 Sold (Public Records) $33,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,379 · +7.1% YoY. Source: county tax records.