2601 67th St W · Lehigh Acres, FL 33971

$210,000

3 bd · 2.0 ba · 1,369 sqft · SingleFamily public records · 19 Days on market

Built 2009 0.25 ac lot Est $301k · 30% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• 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

Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

Key facts

• Pantry
• New a/c system
• New hot water heater

Tags

• CORNER LOT
• TILE FLOORING
• OPEN KITCHEN
• PANTRY
• NEW HOT WATER HEATER
• NEW A/C SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (2.5% below list).
• Recommended offer: $205k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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+, 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); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• It's been on market 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $124k; list at $210k implies a 69% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,746 (2.5% below list)

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: 0.97% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $301,180
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 73rd St W	0.41mi	3/2.0	1,406 (+3%)	10mo	$299,900	$213	68
2621 59th St W	0.64mi	3/2.0	1,387 (+1%)	1mo	$305,000	$220	67
2710 61st St W	0.41mi	3/2.0	1,272 (-7%)	2mo	$255,000	$200	67
2518 73rd St W	0.40mi	3/2.0	1,406 (+3%)	12mo	$320,000	$228	67
2520 73rd St W	0.40mi	3/2.0	1,411 (+3%)	14mo	$320,000	$227	65
2907 69th St W	0.63mi	3/2.0	1,406 (+3%)	15mo	$310,000	$220	54
2519 58th St W	0.66mi	3/2.0	1,406 (+3%)	15mo	$309,900	$220	52
6011 Judy Ave N	0.73mi	3/2.0	1,406 (+3%)	14mo	$314,900	$224	50
741 Woodcrest Dr	0.68mi	3/2.0	1,530 (+12%)	12mo	$315,000	$206	38
3005 63rd St W	0.72mi	4/2.0 (+1)	1,570 (+15%)	15mo	$319,000	$203	25

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-23,741
• Equity at exit: $31,312

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-22,956
• Equity at exit: $18,157

Cash invested: $58,800 (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: 1347
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $256

Break-even live

Break-even rent $1,723

Max offer price $210,000

Occupancy floor 82%

Sensitivity live

Price	-10% $375	-5% $316	+0% $256	+5% $197	+10% $137
Rent	-10% $94	-5% $175	+0% $256	+5% $337	+10% $418
Rate	-1.0pp $362	-0.5pp $310	base $256	+0.5pp $202	+1.0pp $146

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	25d	1	0.31mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.38mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	4d	1	0.42mi
681 Windermere Dr Lehigh Acres, FL	2.0	2.0	1050	$1,550	$1.48	4d	1	0.49mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	25d	1	0.51mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	3d	1	0.53mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	0.56mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	4d	1	0.59mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	25d	1	0.65mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	3d	1	0.67mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	22d	1	0.67mi
3000 66th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	0.67mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	22d	1	0.71mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	0.78mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	0.83mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	22d	1	0.85mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	25d	1	0.88mi
622 Windermere Dr Lehigh Acres, FL	3.0	2.0	1229	$2,175	$1.77	25d	1	0.94mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	3d	1	0.95mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	4d	1	0.98mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	1.07mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	1.08mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	4d	1	1.08mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	4d	1	1.10mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	25d	1	1.12mi
575 Oakshire Ln Lehigh Acres, FL	3.0	2.0	1143	$2,000	$1.75	25d	1	1.16mi
2617 49th St W Lehigh Acres, FL	2.0	2.0	968	$1,499	$1.55	25d	1	1.20mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	1.21mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	1.26mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	4d	1	1.26mi
3301 69th St W Lehigh Acres, FL	2.0	2.0	968	$1,350	$1.39	16d	1	1.27mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	17d	1	1.29mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	1.33mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.34mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.34mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.36mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.36mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	17d	1	1.40mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	25d	1	1.42mi
3302 56th St W Lehigh Acres, FL	2.0	2.0	1032	$1,775	$1.72	17d	1	1.46mi

Listing history 15 events

1. 2026-04-10
   status Pending
2. 2026-03-22
   listed $210,000 Active
3. 2018-01-31
   soldstatus $124,000
4. 2018-01-19
   soldstatus $124,000 Sold 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

5. 2017-11-29
   status Pending With Contingencies 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

6. 2017-11-27
   price $124,900 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

7. 2017-11-23
   price $119,900 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

8. 2017-11-14
   price $124,900 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

9. 2017-10-05
   price $129,900 370-char remark

   Show marketing remark (370 chars)

   Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

10. 2017-09-29
    soldstatus $86,900
11. 2017-09-28
    listed $139,900 Active 370-char remark

    Show marketing remark (370 chars)

    Just listed! 2009 built almost 1400 feet under air Plus Garage and porches equal a total of 1800 square feet. Corner lot freshly painted inside, looks great! Easy to show! Water equipment, AC works great move in condition. A property at 5902 June Ave N. in Lehigh, frame built in 2000 with 1300 square feet under air sold recently at $142,900 . This one is priced right!

12. 2017-08-30
    historical
13. 2017-08-29
    price $130,000
14. 2017-08-29
    listed $104,999 Active
15. 2000-12-20
    soldstatus $210,000

ⓘ 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: $2,071 · $173/mo
• Projected year-2 tax: $2,071 · $173/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 9/10 Extreme 7 d/yr ≥108°F today · 28 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: $24,570
• − Mortgage interest: −$11,763
• − Property taxes: −$2,071
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$6,109
• Taxable loss: −$355
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $3,159/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

+0.0% since first listed

15 events — show timeline

• 2026-04-10 Pending — FORTMLS
• 2026-03-22 Listed $210,000 FORTMLS
• 2018-01-31 Sold (Public Records) $124,000 Public Records
• 2018-01-19 Sold (MLS) $124,000 FORTMLS
• 2017-11-29 Pending — FORTMLS
• 2017-11-27 Price Changed $124,900 FORTMLS
• 2017-11-23 Price Changed $119,900 FORTMLS
• 2017-11-14 Price Changed $124,900 FORTMLS
• 2017-10-05 Price Changed $129,900 FORTMLS
• 2017-09-29 Sold (Public Records) $86,900 Public Records
• 2017-09-28 Listed $139,900 FORTMLS
• 2017-08-30 Listing Removed — FORTMLS
• 2017-08-29 Price Changed $130,000 FORTMLS
• 2017-08-29 Listed $104,999 FORTMLS
• 2000-12-20 Sold (Public Records) $210,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $2,071 · +5.4% YoY. Source: county tax records.