2609 13th St SW · Lehigh Acres, FL 33976

$215,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 290 Days on market

Built 1989 10,628 sqft lot Est $237k · 9% 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 +13.3/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Not a short sale or a foreclosure! Warm laminate wood floors, fresh paint with sunlight. There is an extra large bathtub in the Master Bedroom. There is Berber carpet in the bedrooms, tiled floors in the bathrooms, and lots of beautiful wood flooring throughout the home. The kitchen has a pass through opening to make dinner easier. The windows inside the home provide excellent lighting. The two car garage is clean as a whistle with painted floors. Outside you're surrounded with peace and tranquility and fresh Florida air.

Key facts

• Commuter location
• Concrete patio
• Jetted tub

Tags

• NEWER LAMINATE FLOORING
• JETTED TUB
• WALK IN CLOSET
• FENCED IN YARD
• CONCRETE PATIO
• COMMUTER LOCATION

Property features AI

Finance

• Financial info: Land lease noted (expires 2025-12-18); Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Northeast facing; Resale property
• Construction: Vinyl siding; Wood frame construction; Shingle roof; Built on foundation (resale)
• Exterior features: Fenced yard; Room for a pool; Rectangular lot; Lot dimensions approximately 80 x 125 x 80 x 125; Southwest exposure; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Vaulted ceiling(s); Living/Dining room; Pantry; Tub with shower; Walk-in closet(s); Split bedroom layout; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup in garage; Dryer hookup in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (13.8% below list).
• Recommended offer: $185k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 soft (-1.5%/yr); 786 active listings in the ZIP; 40 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 ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $215k implies a 389% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,403 (13.8% 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 290 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $237,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2616 14th St SW	0.07mi	3/2.0	1,154 (+3%)	0mo	$220,000	$191	91
2519 22nd St SW	0.56mi	3/3.0	1,075 (-4%)	1mo	$309,000	$287	62
1642 Cheshire Cir N	0.44mi	3/2.0	1,224 (+9%)	9mo	$259,900	$212	56
1425 Alwynne Dr	0.63mi	2/2.0 (-1)	1,096 (-2%)	13mo	$248,000	$226	51
9712 Maplecrest Cir	0.68mi	2/2.0 (-1)	1,220 (+9%)	1mo	$180,000	$148	48
419 Candlewick Cir S	0.52mi	3/2.0	1,269 (+13%)	17mo	$259,900	$205	39
3015 12th St SW	0.69mi	3/2.0	1,280 (+14%)	13mo	$300,000	$234	33
9801 Maplecrest Cir	0.68mi	2/2.0 (-1)	1,268 (+13%)	24mo	$250,000	$197	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.85×
• Total profit: $111,565
• Equity at exit: $193,689

10-year hold

• IRR: 20.1%
• Equity multiple: 6.30×
• Total profit: $318,932
• Equity at exit: $417,698

Cash invested: $60,200 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-2

Break-even live

Break-even rent $1,856

Max offer price $214,689

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $59	+0% $-2	+5% $-63	+10% $-123
Rent	-10% $-148	-5% $-75	+0% $-2	+5% $71	+10% $145
Rate	-1.0pp $107	-0.5pp $53	base $-2	+0.5pp $-57	+1.0pp $-114

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	3d	1	0.46mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	21d	1	0.48mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	0.62mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	3d	1	0.63mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.63mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	3d	1	0.69mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	15d	1	0.70mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	24d	1	0.74mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	24d	1	0.76mi
2811 25th St SW Unit NA Lehigh Acres, FL	3.0	2.0	1430	$1,990	$1.39	24d	1	0.79mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	0.80mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	24d	1	0.81mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	24d	1	0.81mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	24d	1	0.81mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	21d	1	0.83mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	0.84mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.84mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	0.88mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	24d	1	0.91mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	24d	1	0.94mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	3d	1	0.94mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	24d	1	0.94mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	3d	1	0.95mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.96mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	15d	1	0.96mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,599	$1.33	24d	1	0.96mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	24d	1	0.96mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	21d	1	0.98mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	24d	1	0.98mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	21d	1	0.99mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.99mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	24d	1	0.99mi
18321 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,675	$1.39	24d	1	1.00mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	3d	1	1.01mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	14d	1	1.02mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	24d	1	1.02mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	14d	1	1.03mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	3d	1	1.04mi
9177 Aegean Cir Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	24d	1	1.04mi
1405 Juddale St E Lehigh Acres, FL	2.0	2.0	1302	$1,400	$1.08	24d	1	1.05mi

Listing history 21 events

1. 2026-06-17
   days on market $215,000 Active 290 DOM
2. 2026-06-16
   days on market $215,000 Active 289 DOM
3. 2026-06-16
   days on market $215,000 Active 288 DOM
4. 2026-06-13
   pricedays on market $215,000 Active 286 DOM
5. 2026-06-09
   days on market $220,000 Active 282 DOM
6. 2026-06-07
   days on market $220,000 Active 280 DOM
7. 2026-06-02
   days on market $220,000 Active 275 DOM
8. 2026-06-01
   days on market $220,000 Active 274 DOM
9. 2026-06-01
   days on market $220,000 Active 273 DOM
10. 2026-05-07
    price $220,000
11. 2026-03-23
    status Active
12. 2026-03-05
    status Pending
13. 2026-02-19
    price $230,000
14. 2025-09-28
    price $240,000
15. 2025-08-12
    listed $259,900 Active
16. 2011-05-05
    soldstatus $44,000
17. 2011-05-04
    price $51,000 528-char remark

    Show marketing remark (528 chars)

    Not a short sale or a foreclosure! Warm laminate wood floors, fresh paint with sunlight. There is an extra large bathtub in the Master Bedroom. There is Berber carpet in the bedrooms, tiled floors in the bathrooms, and lots of beautiful wood flooring throughout the home. The kitchen has a pass through opening to make dinner easier. The windows inside the home provide excellent lighting. The two car garage is clean as a whistle with painted floors. Outside you're surrounded with peace and tranquility and fresh Florida air.

18. 2011-04-29
    soldstatus $44,000 528-char remark

    Show marketing remark (528 chars)

    Not a short sale or a foreclosure! Warm laminate wood floors, fresh paint with sunlight. There is an extra large bathtub in the Master Bedroom. There is Berber carpet in the bedrooms, tiled floors in the bathrooms, and lots of beautiful wood flooring throughout the home. The kitchen has a pass through opening to make dinner easier. The windows inside the home provide excellent lighting. The two car garage is clean as a whistle with painted floors. Outside you're surrounded with peace and tranquility and fresh Florida air.

19. 2010-12-21
    soldstatus $30,000 222-char remark

    Show marketing remark (222 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. This is a short sale and subject to third party approval which may result in delays. 3 bedroom 2 bath home in Southwest Lehigh Acres.

20. 2006-05-22
    soldstatus $190,000
21. 1995-03-20
    soldstatus $64,900

ⓘ 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: $2,993 · $249/mo
• Projected year-2 tax: $2,993 · $249/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 ≥107°F today · 27 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: $22,248
• − Mortgage interest: −$12,043
• − Property taxes: −$2,993
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,255
• Taxable loss: −$3,677
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $861/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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

+239.0% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $220,000 FORTMLS
• 2026-03-23 Relisted — FORTMLS
• 2026-03-05 Pending — FORTMLS
• 2026-02-19 Price Changed $230,000 FORTMLS
• 2025-09-28 Price Changed $240,000 FORTMLS
• 2025-08-12 Listed $259,900 FORTMLS
• 2011-05-05 Sold (Public Records) $44,000 Public Records
• 2011-05-04 Price Changed $51,000 FORTMLS
• 2011-04-29 Sold (MLS) $44,000 FORTMLS
• 2010-12-21 Sold (MLS) $30,000 FORTMLS
• 2006-05-22 Sold (Public Records) $190,000 Public Records
• 1995-03-20 Sold (Public Records) $64,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,993 · -7.0% YoY. Source: county tax records.