1028 Columbus Blvd S · Lehigh Acres, FL 33974

$235,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 50 Days on market

Built 2004 10,001 sqft lot Est $321k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

This home is a 3 bedroom, 2 bath, 2 car garage on a . 25 acre lot. Offers a great room, eat in kitchen, pantry, a small area with a computer desk and a lanai. Home is being sold As Is With Right To Inspect. A prequalification from a branch office of Bank of America Home Loans required for all financed offers. Finance with Bank of America and receive a free credit report and appraisal.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Residential property (RS-1 zoning)
• HOA & community: No HOA/association indicated; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20)
• Utilities: Well water; Septic tank sewer; Electricity connected
• Home design: Single family residence; One story; Faces east
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $55 ($665/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 $201k (14.5% below list).
• Recommended offer: $201k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 2460 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 $25k of equity ($2k loan paydown + $24k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $235k implies a 480% 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 $200,885 (14.5% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $320,544
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 Dutchess St E	0.51mi	3/2.0	1,270 (-0%)	5mo	$289,999	$228	72
1129 Deauville St E	0.56mi	3/2.0	1,292 (+2%)	8mo	$335,000	$259	64
1123 Deauville St E	0.58mi	3/2.0	1,292 (+2%)	10mo	$325,000	$252	62
911 Medford Ave S	0.69mi	3/2.0	1,130 (-11%)	12mo	$255,000	$226	39

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: 24.0%
• Equity multiple: 2.91×
• Total profit: $125,602
• Equity at exit: $211,707

10-year hold

• IRR: 20.7%
• Equity multiple: 6.42×
• Total profit: $356,509
• Equity at exit: $456,553

Cash invested: $65,800 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $55

Break-even live

Break-even rent $1,939

Max offer price $235,000

Occupancy floor 92%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	23d	1	0.33mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	23d	1	0.42mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	23d	1	0.45mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	0.46mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	1d	1	0.46mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.49mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.58mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	2d	1	0.59mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.61mi
1028 Eubanks St Lehigh Acres, FL	3.0	3.0	1200	$1,950	$1.62	15d	1	0.73mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.84mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	0.91mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.99mi
1248 Columbus Blvd Unit B Fort Myers, FL	3.0	2.0	1100	$1,850	$1.68	23d	1	1.03mi
1129 Graystone Ave Lehigh Acres, FL	3.0	2.0	1025	$1,600	$1.56	23d	1	1.06mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	23d	1	1.09mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	1.10mi
1135 Harvest Ave Unit A Lehigh Acres, FL	2.0	2.0	1150	$1,450	$1.26	14d	1	1.17mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	14d	1	1.17mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	14d	1	1.18mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	1.18mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	2d	1	1.24mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.24mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	3d	1	1.31mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.37mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.40mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	23d	1	1.42mi

Listing history 15 events

1. 2026-06-17
   days on market $235,000 Active 50 DOM
2. 2026-06-16
   days on market $235,000 Active 49 DOM
3. 2026-06-15
   pricedays on market $235,000 Active 48 DOM
4. 2026-06-13
   days on market $260,000 Active 46 DOM
5. 2026-06-10
   days on market $260,000 Active 43 DOM
6. 2026-06-09
   days on market $260,000 Active 42 DOM
7. 2026-06-08
   days on market $260,000 Active 41 DOM
8. 2026-06-07
   days on market $260,000 Active 40 DOM
9. 2026-06-03
   days on market $260,000 Active 36 DOM
10. 2026-06-02
    days on market $260,000 Active 35 DOM
11. 2026-06-01
    days on market $260,000 Active 34 DOM
12. 2026-05-31
    days on market $260,000 Active 33 DOM
13. 2026-04-28
    listed $260,000 Active
14. 2015-03-02
    price $33,000 387-char remark

    Show marketing remark (387 chars)

    This home is a 3 bedroom, 2 bath, 2 car garage on a . 25 acre lot. Offers a great room, eat in kitchen, pantry, a small area with a computer desk and a lanai. Home is being sold As Is With Right To Inspect. A prequalification from a branch office of Bank of America Home Loans required for all financed offers. Finance with Bank of America and receive a free credit report and appraisal.

15. 2011-04-14
    soldstatus $40,500 387-char remark

    Show marketing remark (387 chars)

    This home is a 3 bedroom, 2 bath, 2 car garage on a . 25 acre lot. Offers a great room, eat in kitchen, pantry, a small area with a computer desk and a lanai. Home is being sold As Is With Right To Inspect. A prequalification from a branch office of Bank of America Home Loans required for all financed offers. Finance with Bank of America and receive a free credit report and appraisal.

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,416 · $201/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,106
• − Mortgage interest: −$13,164
• − Property taxes: −$2,416
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$6,836
• Taxable loss: −$3,341
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,467/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

+542.0% since first listed

3 events — show timeline

• 2026-04-28 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-02 Price Changed $33,000 FORTMLS
• 2011-04-14 Sold (MLS) $40,500 FORTMLS

Property tax history

+8.8%/yr

Latest (2022): $2,416 · +18.2% YoY. Source: county tax records.