5440 / 5444 11th Ave · Villas, FL 33907

$320,000

4 bd · 2.0 ba · 1,602 sqft · MultiFamily · 103 Days on market

Built 1970 10,585 sqft lot

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

DOUBLE LOT, METAL ROOF, IMPACT WINDOWS and CARPORTS. Here is your opportunity to acquire a cash-flowing income-producing duplex. Perfect for investors looking for multi-unit rental property. Immediate stable rental income with upside. One of the only duplexes in the area on a double lot facing the road with carports on each side. Located just minutes from shopping, dining, and public transit. Both units are well maintained and have central a/c units. Tenants pay both water and electric. This property is ideal for investors seeking a low-maintenance asset in a high-demand rental area. Four Point Inspection & Wind Mit available! SELLING LOCAL PORTFOLIO INDIVIDUALLY OR TOGETHER. SEE OUR

Key facts

• Metal roof
• Double lot
• Impact windows

Tags

• MULTI-UNIT RENTAL PROPERTY
• DOUBLE LOT
• CARPORTS ON EACH SIDE
• METAL ROOF
• IMPACT WINDOWS
• LARGE FRONT AND BACK YARD

Property features AI

Finance

• Other: Zoning: TFC-2; Lot dimensions sourced from Property Appraiser Office
• HOA & community: No HOA amenities; Non-gated community

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Residential income property; Duplex building; Built in 1970; Located in Pine Manor
• Construction: Concrete block construction
• Exterior features: Metal roof; Impact-resistant windows; Stucco exterior; Property includes three lots

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $53 ($632/yr) — positive. Per door: $26/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (10.4% below list).
• Recommended offer: $287k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.3% in Villas — 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 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, amenities 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 (-9.7%/yr); 346 active listings in the ZIP; 20 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 $2,866/mo this rent would consume 66% of the median local household income ($52k/yr) (locally 1960% 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 103 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $109k; list at $320k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $286,600 (10.4% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 10% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.3

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-56,854
• Equity at exit: $47,713

10-year hold

• IRR: -18.5%
• Equity multiple: 0.14×
• Total profit: $-77,469
• 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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 346
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $53

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 93%

Sensitivity live

Price	-10% $274	-5% $163	+0% $53	+5% $-58	+10% $-168
Rent	-10% $-174	-5% $-61	+0% $53	+5% $166	+10% $279
Rate	-1.0pp $214	-0.5pp $134	base $53	+0.5pp $-30	+1.0pp $-115

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,866
Total (2 units)			$2,866

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12750 Equestrian Cir #3005 Fort Myers, FL	3.0	2.0	1154	$1,650	$1.43	24d	1	0.33mi
1608 Park Meadows Dr #1 Fort Myers, FL	3.0	2.5	1722	$1,950	$1.13	24d	1	0.77mi
5001 Palm Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	990	$2,735	$2.76	2d	35	0.78mi
2425 Woodland Cir Fort Myers, FL	3.0	2.0	1379	$2,220	$1.61	24d	1	0.89mi
13001 Corbel Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1161	$2,440	$2.10	2d	31	0.95mi
2412 La Salle Ave Fort Myers, FL	4.0	3.0	1985	$4,900	$2.47	24d	1	0.99mi
5883 Sand Oak Dr Fort Myers, FL	3.0	2.0	1582	$2,300	$1.45	3d	1	1.03mi
2181 Coronet St Fort Myers, FL	3.0	1.0	1810	$1,200	$0.66	3d	1	1.04mi
5710 Trailwinds Dr #525 Fort Myers, FL	3.0	3.0	1171	$1,700	$1.45	3d	1	1.06mi
5710 Trailwinds Dr #525 Fort Myers, FL	3.0	2.0	1435	$1,950	$1.36	19d	1	1.06mi
5625 Trailwinds Dr #412 Fort Myers, FL	3.0	2.0	1331	$2,150	$1.62	24d	1	1.06mi
5457 9th Ave Fort Myers, FL	3.0	2.0	1158	$2,050	$1.77	24d	1	1.11mi
7861 Reflection Cove Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1012	$2,080	$2.05	2d	30	1.29mi
8251 Pathfinder Loop #621 Fort Myers, FL	3.0	2.0	1306	$4,000	$3.06	24d	1	1.32mi
5335 Hawks Landing Dr Unit 202 Fort Myers, FL	3.0	2.0	1154	$1,555	$1.35	24d	1	1.34mi
13911 Lake Mahogany Blvd Fort Myers, FL	3.0	2.0	1496	$2,100	$1.40	24d	1	1.41mi
13120 Broadhurst Loop #505 Fort Myers, FL	3.0	2.5	1409	$1,995	$1.42	24d	1	1.43mi
6330 Aragon Way Fort Myers, FL	3.0	2.0	1364	$1,598	$1.17	3d	2	1.47mi
6330 Aragon Way Fort Myers, FL	3.0	2.0	1364	$1,472	$1.08	24d	3	1.47mi
13140 Broadhurst Loop #306 Fort Myers, FL	3.0	2.5	1562	$2,500	$1.60	24d	1	1.49mi

Listing history 16 events

1. 2026-06-17
   days on market $320,000 Active 103 DOM
2. 2026-06-16
   days on market $320,000 Active 102 DOM
3. 2026-06-15
   days on market $320,000 Active 101 DOM
4. 2026-06-13
   days on market $320,000 Active 99 DOM
5. 2026-06-10
   days on market $320,000 Active 96 DOM
6. 2026-06-09
   days on market $320,000 Active 95 DOM
7. 2026-06-07
   days on market $320,000 Active 93 DOM
8. 2026-06-02
   days on market $320,000 Active 88 DOM
9. 2026-06-01
   days on market $320,000 Active 87 DOM
10. 2026-06-01
    days on market $320,000 Active 86 DOM
11. 2026-03-16
    status Active
12. 2026-03-09
    status Pending With Contingencies
13. 2026-02-27
    listed $329,900 Active
14. 2005-02-09
    soldstatus $109,000
15. 2004-12-01
    price $109,900
16. 1999-04-30
    listed $52,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,392
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$9,309
• Taxable loss: −$4,745
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $1,771/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 — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

Amenities D- Commute C- Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

+534.4% since first listed

6 events — show timeline

• 2026-03-16 Relisted — NAPLESMLS
• 2026-03-09 Pending — NAPLESMLS
• 2026-02-27 Listed $329,900 NAPLESMLS
• 2005-02-09 Sold (MLS) $109,000 FORTMLS
• 2004-12-01 Price Changed $109,900 FORTMLS
• 1999-04-30 Listed $52,000 FORTMLS