9269 Aegean Cir · Lehigh Acres, FL 33936

$209,950

2 bd · 2.0 ba · 1,402 sqft · Condo public records · 22 Days on market

Built 2006

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

Key facts

• Laminate floors
• Tile roof
• Paver drive

Tags

• TILE ROOF
• PAVER DRIVE
• LAMINATE FLOORS
• CUSTOM CLOSETS
• UPDATED BATHROOMS
• EXTENDED PAVER FLOOR LANAI

Property features AI

Exterior

• Home design: Built in 2006
• Construction: Living area approximately 1427
• Exterior features: Located in the Alabama subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-14 ($-163/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (19.9% below list).
• Recommended offer: $168k (19.9% 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+, 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 soft (-0.8%/yr); 641 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($51k/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 22 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $109k; list at $210k implies a 93% 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 $168,199 (19.9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-39,857
• Equity at exit: $31,304

10-year hold

• IRR: -20.4%
• Equity multiple: 0.06×
• Total profit: $-55,038
• Equity at exit: $18,153

Cash invested: $58,786 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-14

Break-even live

Break-even rent $1,699

Max offer price $207,550

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $46	+0% $-14	+5% $-73	+10% $-132
Rent	-10% $-146	-5% $-80	+0% $-14	+5% $53	+10% $119
Rate	-1.0pp $92	-0.5pp $40	base $-14	+0.5pp $-68	+1.0pp $-123

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: $52,488
• Closing costs: $6,298
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	24d	1	0.02mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	24d	1	0.13mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	15d	1	0.13mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	24d	1	0.14mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	4d	1	0.16mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	24d	1	0.16mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	24d	1	0.17mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	24d	1	0.20mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	22d	1	0.21mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	15d	1	0.22mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	4d	1	0.25mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	24d	1	0.27mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.27mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	24d	1	0.27mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	22d	1	0.27mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.27mi
9099 Leatherwood Loop Lehigh Acres, FL	2.0	2.0	1564	$2,400	$1.53	24d	1	0.28mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	24d	1	0.29mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	4d	1	0.29mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	22d	1	0.38mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	24d	1	0.39mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	4d	1	0.44mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	24d	1	0.45mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	24d	1	0.45mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	24d	1	0.45mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	20d	1	0.50mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	15d	1	0.53mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	24d	1	0.53mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	24d	1	0.54mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	20d	1	0.55mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	24d	1	0.58mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	24d	1	0.60mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.60mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	24d	1	0.61mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	4d	1	0.61mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	24d	1	0.62mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	4d	1	0.63mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	24d	1	0.63mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	17d	1	0.67mi
20699 Hazelnut Ct Lehigh Acres, FL	2.0	2.0	1564	$2,351	$1.50	24d	1	0.70mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-17
   days on market $209,950 Active 22 DOM
2. 2026-06-16
   days on market $209,950 Active 21 DOM
3. 2026-06-16
   days on market $209,950 Active 20 DOM
4. 2026-06-13
   days on market $209,950 Active 18 DOM
5. 2026-06-09
   days on market $209,950 Active 14 DOM
6. 2026-06-07
   days on market $209,950 Active 12 DOM
7. 2026-06-01
   days on market $209,950 Active 6 DOM
8. 2026-06-01
   days on market $209,950 Active 5 DOM
9. 2026-05-26
   listed $209,950 Active
10. 2015-11-30
    price $109,000 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

11. 2015-10-16
    price $109,900 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

12. 2015-10-16
    soldstatus $109,000 Sold 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

13. 2015-10-16
    soldstatus $109,000

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

14. 2015-09-25
    status Pending 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

15. 2015-09-21
    status Active 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

16. 2015-09-19
    status Pending 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

17. 2015-09-18
    listed $109,900 Active 337-char remark

    Show marketing remark (337 chars)

    Everybody loves Vistanna Villa's. This unit is immaculate and in a quiet setting with golf course and wooded views. Excellent condition with brand new wood like flooring. Gated community with community pool. Features Tile roofs and brick paver driveways. Easy drive to I-75 and Ft. Myers. Vacant and ready for immediate sale and closing.

18. 2005-02-08
    soldstatus $1,046,000

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 1/10 Low
• 🌡 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: $20,184
• − Mortgage interest: −$11,760
• − Property taxes: −$1,847
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$6,108
• Taxable loss: −$3,810
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $751/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• 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

-79.9% since first listed

10 events — show timeline

• 2026-05-26 Listed $209,950 FSBO.com
• 2015-11-30 Price Changed $109,000 FORTMLS
• 2015-10-16 Sold (Public Records) $109,000 Public Records
• 2015-10-16 Sold (MLS) $109,000 FORTMLS
• 2015-10-16 Price Changed $109,900 FORTMLS
• 2015-09-25 Pending — FORTMLS
• 2015-09-21 Relisted — FORTMLS
• 2015-09-19 Pending — FORTMLS
• 2015-09-18 Listed $109,900 FORTMLS
• 2005-02-08 Sold (Public Records) $1,046,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,847 · +10.7% YoY. Source: county tax records.