1109 Chaplin Ave · Lehigh Acres, FL 33971

$200,000

3 bd · 2.0 ba · 1,531 sqft · SingleFamily public records · 6 Days on market

Built 2005 0.25 ac lot Est $300k · 33% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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

This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE. THERE ARE TIME CONSTRAINTS. Lender has requested sale price of 73K. HOME is in great condition, conveniently located, in a very peaceful street off a canal. Nicely finished 3-bedrooms, 2 bath, 2 car garage offers versatility and comfort. The great room opens into a the kitchen - perfect for entertaining. This kitchen has great cabinetry with glass doors; not to mention the breakfast bar! This home comes with Alarm system installed, Appliances, sprinkler system, garage door opener. Live in this quiet street and be minutes to I-75 shopping, schools, restaurants and other facilities.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $73k; list at $200k implies a 174% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $300,076
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Chaplin Ave	0.00mi	3/2.0	1,531 (0%)	1mo	$185,000	$121	99
5225 Baron St	0.29mi	3/2.0	1,512 (-1%)	1mo	$275,000	$182	84
906 Angelo Ave	0.63mi	3/2.0	1,527 (-0%)	9mo	$300,000	$196	63
8711 Buckingham Rd	0.43mi	3/2.5	1,608 (+5%)	11mo	$340,000	$211	60
904 Agnes Ave	0.71mi	3/2.0	1,458 (-5%)	10mo	$240,000	$165	51
4903 Bygone St	0.61mi	3/2.0	1,456 (-5%)	24mo	$355,000	$244	43
5321 Bywood St	0.68mi	4/2.0 (+1)	1,757 (+15%)	23mo	$345,000	$196	20

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-23,742
• Equity at exit: $29,821

10-year hold

• IRR: -8.4%
• Equity multiple: 0.55×
• Total profit: $-25,218
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$296 /mo · $3,554/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $232

Break-even live

Break-even rent $1,808

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $345	-5% $288	+0% $232	+5% $175	+10% $119
Rent	-10% $66	-5% $149	+0% $232	+5% $315	+10% $398
Rate	-1.0pp $333	-0.5pp $283	base $232	+0.5pp $180	+1.0pp $127

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	4d	1	0.28mi
5148 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,649	$1.48	4d	1	0.37mi
5148 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,699	$1.52	24d	1	0.37mi
5146 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,699	$1.52	24d	1	0.37mi
5146 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,649	$1.48	4d	1	0.37mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	24d	1	0.41mi
5134 Bristo St Lehigh Acres, FL	3.0	2.0	1195	$1,650	$1.38	4d	1	0.44mi
1019 Angelo Ave Lehigh Acres, FL	3.0	2.0	1704	$2,300	$1.35	24d	1	0.45mi
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	11d	1	0.46mi
5416 Bristo St Unit 5416 Lehigh Acres, FL	3.0	2.0	1183	$1,595	$1.35	24d	1	0.47mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	24d	1	0.47mi
910 Atherton Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	20d	1	0.47mi
4903 Beauty St Lehigh Acres, FL	3.0	2.0	1777	$1,970	$1.11	4d	1	0.48mi
8753 Buckingham Rd Fort Myers, FL	3.0	2.0	2172	$1,800	$0.83	4d	1	0.51mi
5428 Bristo St Lehigh Acres, FL	3.0	2.0	1500	$1,600	$1.07	3d	1	0.53mi
5003 Barth St Lehigh Acres, FL	3.0	2.0	1558	$1,816	$1.17	4d	1	0.58mi
826 Adeline Ave Lehigh Acres, FL	3.0	2.0	1550	$1,920	$1.24	24d	1	0.60mi
5045 Benton St Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	11d	1	0.62mi
1117 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	22d	1	0.64mi
1043 Abrams Blvd Lehigh Acres, FL	2.0	2.0	1197	$1,475	$1.23	4d	1	0.67mi
1133 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.67mi
1131 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.67mi
5032 Bristo St Lehigh Acres, FL	3.0	2.0	1692	$2,500	$1.48	24d	1	0.68mi
1043 Albert Ave Unit 1043 Lehigh Acres, FL	3.0	3.0	1802	$2,395	$1.33	4d	1	0.73mi
1043 Albert Ave Lehigh Acres, FL	3.0	3.0	1802	$2,200	$1.22	20d	1	0.73mi
5504 Butte St Lehigh Acres, FL	3.0	2.0	1172	$1,800	$1.54	17d	1	0.74mi
5518 Billings St Lehigh Acres, FL	3.0	2.0	1640	$2,000	$1.22	24d	1	0.75mi
903 Albany Ave Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.79mi
1024 Chauncey Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	20d	1	0.85mi
809 Agnes Ave Lehigh Acres, FL	3.0	2.0	1177	$1,950	$1.66	24d	1	0.87mi
5408 Berryman St Lehigh Acres, FL	3.0	2.0	1271	$2,035	$1.60	4d	1	0.89mi
5551 Benton St Lehigh Acres, FL	3.0	2.0	1592	$2,110	$1.33	4d	1	0.91mi
1156 Brooklands Dr Fort Myers, FL	3.0	2.0	1616	$2,099	$1.30	15d	1	0.93mi
4911 7th St W Lehigh Acres, FL	3.0	2.0	1420	$1,800	$1.27	4d	1	0.95mi
1502 Scholar Ct Lehigh Acres, FL	3.0	2.0	1730	$2,400	$1.39	24d	1	0.96mi
918 Acroft Ave Lehigh Acres, FL	3.0	2.0	1428	$1,850	$1.30	24d	1	0.97mi
5560 Belrose St Lehigh Acres, FL	3.0	2.0	2197	$2,500	$1.14	3d	1	0.99mi
5229 7th St W Lehigh Acres, FL	3.0	2.0	1793	$2,700	$1.51	24d	1	1.01mi
5231 6th St W Lehigh Acres, FL	4.0	3.5	1801	$2,750	$1.53	24d	1	1.08mi
3967 Sunset Rd Lehigh Acres, FL	3.0	2.0	1193	$1,600	$1.34	24d	1	1.09mi

Listing history 9 events

1. 2025-08-21
   status Pending
2. 2025-08-14
   listed $200,000 Active
3. 2010-11-05
   soldstatus $73,000 699-char remark

   Show marketing remark (699 chars)

   This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE. THERE ARE TIME CONSTRAINTS. Lender has requested sale price of 73K. HOME is in great condition, conveniently located, in a very peaceful street off a canal. Nicely finished 3-bedrooms, 2 bath, 2 car garage offers versatility and comfort. The great room opens into a the kitchen - perfect for entertaining. This kitchen has great cabinetry with glass doors; not to mention the breakfast bar! This home comes with Alarm system installed, Appliances, sprinkler system, garage door opener. Live in this quiet street and be minutes to I-75 shopping, schools, restaurants and other facilities.

4. 2010-11-05
   soldstatus $73,000

   Show marketing remark (699 chars)

   This is a Short Sale subject to existing lender's approval which could result in delays. THIS IS A SHORT SALE. THERE ARE TIME CONSTRAINTS. Lender has requested sale price of 73K. HOME is in great condition, conveniently located, in a very peaceful street off a canal. Nicely finished 3-bedrooms, 2 bath, 2 car garage offers versatility and comfort. The great room opens into a the kitchen - perfect for entertaining. This kitchen has great cabinetry with glass doors; not to mention the breakfast bar! This home comes with Alarm system installed, Appliances, sprinkler system, garage door opener. Live in this quiet street and be minutes to I-75 shopping, schools, restaurants and other facilities.

5. 2006-11-25
   soldstatus $1,300 504-char remark

   Show marketing remark (504 chars)

   Almost NEW HOME in a very peaceful street off a canal. Nicely finished 3-bedrooms, 2 bath, 2 car garage offers versatility and comfort. The great room opens into a the kitchen - perfect for entertaining. This kitchen has great cabinetry with glass doors; not to mention the breakfast bar! This home comes with Alarm system installed, all Appliances you will need, sprinkler system, garage door opener. Live in this quiet street and be minutes to I-75 shopping, schools, restaurants and other facilities.

6. 2006-11-12
   listed $298,900 504-char remark

   Show marketing remark (504 chars)

   Almost NEW HOME in a very peaceful street off a canal. Nicely finished 3-bedrooms, 2 bath, 2 car garage offers versatility and comfort. The great room opens into a the kitchen - perfect for entertaining. This kitchen has great cabinetry with glass doors; not to mention the breakfast bar! This home comes with Alarm system installed, all Appliances you will need, sprinkler system, garage door opener. Live in this quiet street and be minutes to I-75 shopping, schools, restaurants and other facilities.

7. 2005-10-14
   soldstatus $259,900
8. 2005-10-14
   soldstatus $259,900
9. 2004-11-04
   soldstatus $26,500

ⓘ 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: $3,554 · $296/mo
• Projected year-2 tax: $3,554 · $296/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,218
• − Mortgage interest: −$11,203
• − Property taxes: −$3,554
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,818
• Taxable loss: −$393
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $2,876/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

+654.7% since first listed

9 events — show timeline

• 2025-08-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-05 Sold (Public Records) $73,000 Public Records
• 2010-11-05 Sold (MLS) $73,000 FORTMLS
• 2006-11-25 Sold (MLS) $1,300 FORTMLS
• 2006-11-12 Listed $298,900 FORTMLS
• 2005-10-14 Sold (Public Records) $259,900 Public Records
• 2005-10-14 Sold (MLS) $259,900 FORTMLS
• 2004-11-04 Sold (Public Records) $26,500 Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,554 · -5.1% YoY. Source: county tax records.