1412-1414 W 12th St · Lehigh Acres, FL 33972

$440,000

6 bd · 4.0 ba · 2,226 sqft · MultiFamily public records · 249 Days on market

Built 2005

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 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 MLS

Great income producing property with three bedrooms and two bathrooms per side. All tile floors, screened in lanai on each side, Freshly painted interior, clean appliances, and great location. Property was recently vacated when the work was renovations were being completed. Rental rates in the area are 1200+ each side. Electrical, well system, plumbing and air conditioning have been upgraded since 2018.

Key facts

• Stone countertops
• New ceiling fans
• Tile flooring

Tags

• INCOME-PRODUCING DUPLEX
• UPGRADED BATHROOMS
• STONE COUNTERTOPS
• TILE FLOORING
• NEW CEILING FANS
• A/C UNITS

Property features AI

Finance

• Financial info: One unit currently leased (reported rent $1,780); Another unit shows no reported rent

Exterior

• Parking: Open parking for 4 vehicles (total)
• Utilities: Cable available; Septic tank
• Home design: Single-story building
• Construction: Block construction; Shingle roof; Resale property
• Exterior features: Quarter to half acre lot; Zoned RM-2

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Two 3-bedroom units
• Flooring: Tile
• Bathrooms: Two full bathrooms in each unit
• Heating & cooling: Central air
• Interior features: Tile flooring; Central air conditioning
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative. Per door: $-11/mo.
• To cash-flow at today's rent, offer at most $436k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (17.8% below list).
• Recommended offer: $362k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,618/mo this rent would consume 59% of the median local household income ($74k/yr) (locally 190% 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 $3k of loan paydown is wiped out by about $13k 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 249 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask is 27748% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $374k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $361,800 (17.8% 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 249 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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?
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: 0.82% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-64,127
• Equity at exit: $65,605

10-year hold

• IRR: -2.2%
• Equity multiple: 0.83×
• Total profit: $-20,546
• Equity at exit: $38,043

Cash invested: $123,200 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1620
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $3,618 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$390 /mo · $4,685/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-23

Break-even live

Break-even rent $3,647

Max offer price $435,941

Occupancy floor 96%

Sensitivity live

Price	-10% $226	-5% $102	+0% $-23	+5% $-148	+10% $-272
Rent	-10% $-309	-5% $-166	+0% $-23	+5% $120	+10% $263
Rate	-1.0pp $199	-0.5pp $89	base $-23	+0.5pp $-137	+1.0pp $-253

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,618
Total (2 units)			$3,618

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Clayton Ave Lehigh Acres, FL	5.0	2.0	2196	$2,405	$1.10	4d	1	1.43mi

Listing history 42 events

1. 2026-06-22
   days on market $440,000 Active 249 DOM
2. 2026-06-17
   days on market $440,000 Active 245 DOM
3. 2026-06-16
   days on market $440,000 Active 244 DOM
4. 2026-06-16
   days on market $440,000 Active 243 DOM
5. 2026-06-13
   days on market $440,000 Active 241 DOM
6. 2026-06-09
   days on market $440,000 Active 237 DOM
7. 2026-06-07
   days on market $440,000 Active 235 DOM
8. 2026-06-02
   days on market $440,000 Active 230 DOM
9. 2026-06-01
   days on market $440,000 Active 229 DOM
10. 2026-06-01
    days on market $440,000 Active 228 DOM
11. 2026-03-25
    historical $1,580
12. 2026-02-02
    price $440,000
13. 2026-01-31
    listed $1,580
14. 2025-10-15
    listed $412,000 Active
15. 2025-02-12
    historical
16. 2025-01-14
    price $430,000
17. 2024-12-12
    price $458,900
18. 2024-10-28
    listed $460,000 Active
19. 2024-05-06
    historical $1,680
20. 2024-04-23
    listed $1,680
21. 2023-08-23
    soldstatus $374,000
22. 2021-03-18
    soldstatus $245,000 Closed 406-char remark

    Show marketing remark (406 chars)

    Great income producing property with three bedrooms and two bathrooms per side. All tile floors, screened in lanai on each side, Freshly painted interior, clean appliances, and great location. Property was recently vacated when the work was renovations were being completed. Rental rates in the area are 1200+ each side. Electrical, well system, plumbing and air conditioning have been upgraded since 2018.

23. 2021-02-23
    status Pending 406-char remark

    Show marketing remark (406 chars)

    Great income producing property with three bedrooms and two bathrooms per side. All tile floors, screened in lanai on each side, Freshly painted interior, clean appliances, and great location. Property was recently vacated when the work was renovations were being completed. Rental rates in the area are 1200+ each side. Electrical, well system, plumbing and air conditioning have been upgraded since 2018.

24. 2021-02-16
    listed $245,000 Active 406-char remark

    Show marketing remark (406 chars)

    Great income producing property with three bedrooms and two bathrooms per side. All tile floors, screened in lanai on each side, Freshly painted interior, clean appliances, and great location. Property was recently vacated when the work was renovations were being completed. Rental rates in the area are 1200+ each side. Electrical, well system, plumbing and air conditioning have been upgraded since 2018.

25. 2021-01-08
    status Active
26. 2021-01-08
    price $235,000
27. 2020-12-31
    historical
28. 2020-12-05
    status Pending
29. 2020-10-12
    price $225,000
30. 2020-07-24
    listed $229,900 Active
31. 2016-07-15
    price $150,000
32. 2016-07-13
    soldstatus $150,000 Sold
33. 2016-07-13
    soldstatus $150,000
34. 2016-07-10
    price $155,000
35. 2016-05-17
    status Pending
36. 2016-02-10
    listed $155,000 Active
37. 2014-11-21
    soldstatus $60,000
38. 2010-03-19
    soldstatus $78,500
39. 2010-01-08
    soldstatus $44,000
40. 2004-03-03
    soldstatus $66,000
41. 2003-11-18
    soldstatus $32,000
42. 2003-11-05
    soldstatus $20,000

ⓘ 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: $4,685 · $390/mo
• Projected year-2 tax: $4,685 · $390/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 ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,416
• − Mortgage interest: −$24,647
• − Property taxes: −$4,685
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,473
• − Management: −$3,473
• − Depreciation: −$12,800
• Taxable loss: −$7,863
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $1,611/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

-92.1% since first listed

32 events — show timeline

• 2026-03-25 Rental Removed $1,580 FORTMLS
• 2026-02-02 Price Changed $440,000 MARMLS
• 2026-01-31 Listed for Rent $1,580 FORTMLS
• 2025-10-15 Listed $412,000 MARMLS
• 2025-02-12 Listing Removed — MARMLS
• 2025-01-14 Price Changed $430,000 MARMLS
• 2024-12-12 Price Changed $458,900 MARMLS
• 2024-10-28 Listed $460,000 MARMLS
• 2024-05-06 Rental Removed $1,680 FORTMLS
• 2024-04-23 Listed for Rent $1,680 FORTMLS
• 2023-08-23 Sold (Public Records) $374,000 Public Records
• 2021-03-18 Sold (MLS) $245,000 FORTMLS
• 2021-02-23 Pending — FORTMLS
• 2021-02-16 Listed $245,000 FORTMLS
• 2021-01-08 Relisted — FORTMLS
• 2021-01-08 Price Changed $235,000 FORTMLS
• 2020-12-31 Listing Removed — FORTMLS
• 2020-12-05 Pending — FORTMLS
• 2020-10-12 Price Changed $225,000 FORTMLS
• 2020-07-24 Listed $229,900 FORTMLS
• 2016-07-15 Price Changed $150,000 FORTMLS
• 2016-07-13 Sold (Public Records) $150,000 Public Records
• 2016-07-13 Sold (MLS) $150,000 FORTMLS
• 2016-07-10 Price Changed $155,000 FORTMLS
• 2016-05-17 Pending — FORTMLS
• 2016-02-10 Listed $155,000 FORTMLS
• 2014-11-21 Sold (Public Records) $60,000 Public Records
• 2010-03-19 Sold (Public Records) $78,500 Public Records
• 2010-01-08 Sold (Public Records) $44,000 Public Records
• 2004-03-03 Sold (Public Records) $66,000 Public Records
• 2003-11-18 Sold (Public Records) $32,000 Public Records
• 2003-11-05 Sold (Public Records) $20,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $4,685 · +9.6% YoY. Source: county tax records.