1125 Copley St E · Lehigh Acres, FL 33974

$315,000

3 bd · 2.0 ba · 1,200 sqft · Land · 476 Days on market

Built 2025 10,001 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Rent growth +1.3/5.0
• 1% rule +0.8/10.0

Listing remarks

Built 2025 home, featuring 3 bed, 2 full baths, 2 car garage, concrete block construction, tiled thru-out, impact proof windows, granite countertop and full set of stainless steel kitchen appliances and backyard with room for a pool. Private well and state of the art septic. Sleek tile flooring. With new construction and high-quality finishes throughout, this home offers affordable luxury at its finest. Step outside to the large concrete pad /lanai, perfect for enjoying the Florida sunshine. The porcelain tile flooring adds a touch of elegance to every room. That this home is built to last with impact-resistant features. Blinds and mail box already installed for new owner. Recently paved st

Key facts

• Impact proof windows
• Private well
• Granite countertop

Tags

• CONCRETE BLOCK CONSTRUCTION
• IMPACT PROOF WINDOWS
• GRANITE COUNTERTOP
• BACKYARD WITH ROOM FOR A POOL
• PRIVATE WELL
• STATE OF THE ART SEPTIC

Property features AI

Finance

• Financial info: Land lease expires 2027-02-28; Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with 2 covered spaces; Garage door opener
• Security: Smoke detectors
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; New construction; Entry level: 1; South-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Deck; Paved road access; Rectangular lot; Lot dimensions approximately 80 x 100; Lot exposure to the north

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; High ceilings; Open living/dining area; Tub with shower; Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (42.1% below list).
• Recommended offer: $182k (42.1% below list) — sets the bar for 1% rule.

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+, amenities F.
• 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 2476 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 6y ago; this cycle's ask is 17400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $6k; list at $315k implies a 5150% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,488 (42.1% 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 476 days. Have you received any prior offers? Is the seller open to a 42% 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. 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?
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 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: 0.58% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 14.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 2.59×
• Total profit: $140,199
• Equity at exit: $283,777

10-year hold

• IRR: 17.6%
• Equity multiple: 5.80×
• Total profit: $423,255
• Equity at exit: $611,976

Cash invested: $88,200 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-406

Break-even live

Break-even rent $2,338

Max offer price $243,341

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-316	+0% $-406	+5% $-495	+10% $-584
Rent	-10% $-550	-5% $-478	+0% $-406	+5% $-334	+10% $-261
Rate	-1.0pp $-247	-0.5pp $-326	base $-406	+0.5pp $-487	+1.0pp $-570

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.19mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	5d	1	0.24mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	5d	1	0.49mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	0.65mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	0.65mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	5d	1	0.70mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	0.93mi
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	4d	1	0.94mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	0.96mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	1.05mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	25d	1	1.08mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.13mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.13mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	1.14mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	5d	1	1.17mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	25d	1	1.33mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	25d	1	1.34mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	1.37mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	3d	1	1.39mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	25d	1	1.49mi

Listing history 50 events

1. 2026-06-22
   days on market $315,000 Active 476 DOM
2. 2026-06-17
   days on market $315,000 Active 472 DOM
3. 2026-06-16
   days on market $315,000 Active 471 DOM
4. 2026-06-16
   days on market $315,000 Active 470 DOM
5. 2026-06-13
   days on market $315,000 Active 468 DOM
6. 2026-06-09
   days on market $315,000 Active 464 DOM
7. 2026-06-07
   days on market $315,000 Active 462 DOM
8. 2026-06-02
   days on market $315,000 Active 457 DOM
9. 2026-06-01
   days on market $315,000 Active 456 DOM
10. 2026-06-01
    days on market $315,000 Active 455 DOM
11. 2026-02-21
    historical $1,900
12. 2026-02-20
    price $315,000
13. 2026-02-18
    price $1,900
14. 2026-02-13
    price $1,750
15. 2026-01-26
    price $282,000
16. 2026-01-08
    listed $1,800
17. 2026-01-08
    historical $1,800
18. 2026-01-05
    price $1,800
19. 2026-01-01
    listed $1,825
20. 2025-12-21
    historical $1,825
21. 2025-12-18
    listed $1,825
22. 2025-12-10
    historical $1,825
23. 2025-12-09
    listed $1,825
24. 2025-12-09
    historical $1,825
25. 2025-12-04
    price $284,900
26. 2025-12-03
    listed $1,825
27. 2025-12-02
    historical $1,825
28. 2025-11-19
    historical $1,825
29. 2025-11-19
    listed $1,825
30. 2025-11-16
    price $1,800
31. 2025-10-08
    listed $1,850
32. 2025-10-08
    historical $1,900
33. 2025-09-14
    listed $1,900
34. 2025-09-14
    historical $1,900
35. 2025-09-08
    historical $1,900
36. 2025-09-06
    listed $1,900
37. 2025-08-26
    price $1,900
38. 2025-07-16
    listed $1,950
39. 2025-07-16
    historical $1,950
40. 2025-06-21
    status Active
41. 2025-06-17
    historical
42. 2025-06-01
    status Active
43. 2025-06-01
    price $289,000
44. 2025-05-28
    historical
45. 2025-05-21
    price $290,000
46. 2025-05-13
    price $1,950
47. 2025-05-12
    price $292,000
48. 2025-05-03
    listed $2,000
49. 2025-04-30
    price $293,000
50. 2025-03-19
    price $295,000

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$1,845/yr (+$154/mo · 239.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $21,899
• − Mortgage interest: −$17,645
• − Property taxes: −$770
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$9,164
• Taxable loss: −$10,759
• Est. tax savings @ 24.0%: +$2,582
• After-tax cash flow: $-2,286/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

-97.1% since first listed

57 events — show timeline

• 2026-02-21 Rental Removed $1,900 FGCMLS
• 2026-02-20 Price Changed $315,000 FORTMLS
• 2026-02-18 Price Changed $1,900 FGCMLS
• 2026-02-13 Price Changed $1,750 FGCMLS
• 2026-01-26 Price Changed $282,000 FORTMLS
• 2026-01-08 Listed for Rent $1,800 FGCMLS
• 2026-01-08 Rental Removed $1,800 NAPLESMLS
• 2026-01-05 Price Changed $1,800 NAPLESMLS
• 2026-01-01 Listed for Rent $1,825 NAPLESMLS
• 2025-12-21 Rental Removed $1,825 NAPLESMLS
• 2025-12-18 Listed for Rent $1,825 NAPLESMLS
• 2025-12-10 Rental Removed $1,825 NAPLESMLS
• 2025-12-09 Listed for Rent $1,825 NAPLESMLS
• 2025-12-09 Rental Removed $1,825 FORTMLS
• 2025-12-04 Price Changed $284,900 FORTMLS
• 2025-12-03 Listed for Rent $1,825 FORTMLS
• 2025-12-02 Rental Removed $1,825 FORTMLS
• 2025-11-19 Rental Removed $1,825 NAPLESMLS
• 2025-11-19 Listed for Rent $1,825 NAPLESMLS
• 2025-11-16 Price Changed $1,800 FORTMLS
• 2025-10-08 Listed for Rent $1,850 FORTMLS
• 2025-10-08 Rental Removed $1,900 NAPLESMLS
• 2025-09-14 Listed for Rent $1,900 NAPLESMLS
• 2025-09-14 Rental Removed $1,900 FORTMLS
• 2025-09-08 Rental Removed $1,900 NAPLESMLS
• 2025-09-06 Listed for Rent $1,900 NAPLESMLS
• 2025-08-26 Price Changed $1,900 FORTMLS
• 2025-07-16 Listed for Rent $1,950 FORTMLS
• 2025-07-16 Rental Removed $1,950 NAPLESMLS
• 2025-06-21 Relisted — FORTMLS
• 2025-06-17 Listing Removed — FORTMLS
• 2025-06-01 Relisted — FORTMLS
• 2025-06-01 Price Changed $289,000 FORTMLS
• 2025-05-28 Listing Removed — FORTMLS
• 2025-05-21 Price Changed $290,000 FORTMLS
• 2025-05-13 Price Changed $1,950 NAPLESMLS
• 2025-05-12 Price Changed $292,000 FORTMLS
• 2025-05-03 Listed for Rent $2,000 NAPLESMLS
• 2025-04-30 Price Changed $293,000 FORTMLS
• 2025-03-19 Price Changed $295,000 FORTMLS
• 2025-02-22 Listing Removed — FORTMLS
• 2025-02-22 Listed $298,000 FORTMLS
• 2025-02-13 Listed $299,900 FORTMLS
• 2024-02-05 Listing Removed — FORTMLS
• 2023-07-12 Relisted — FORTMLS
• 2023-06-08 Listing Removed — FORTMLS
• 2023-06-08 Price Changed $19,900 FORTMLS
• 2022-05-23 Price Changed $15,900 FORTMLS
• 2022-01-24 Price Changed $14,900 FORTMLS
• 2021-12-20 Relisted — FORTMLS
• 2021-12-20 Price Changed $12,500 FORTMLS
• 2021-11-30 Listing Removed — FORTMLS
• 2021-11-13 Price Changed $11,500 FORTMLS
• 2021-03-30 Sold (Public Records) $6,000 Public Records
• 2020-03-24 Listed $12,900 FORTMLS
• 2016-03-28 Sold (Public Records) $30,100 Public Records
• 2016-01-28 Sold (Public Records) $66,500 Public Records

Property tax history

+51.7%/yr

Latest (2025): $770 · +113.4% YoY. Source: county tax records.