5234/5234 30th St SW · Lehigh Acres, FL 33973

$405,000

6 bd · 4.0 ba · 2,428 sqft · MultiFamily public records · 91 Days on market

Built 2005 0.30 ac lot Est $537k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0
• Rent growth +0.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

"TURN KEY" opportunity for investors in a great location just off State Rd 82 between Colonial and Daniels. Well maintained duplex with all tile floors on both sides. A/C system on left unit was replaced in 2019. Each unit has an open floor plan with 3 bedrooms, 2 baths and 1 car garage. This is a great opportunity for rental income or someone looking to live with extended family. Right unit has a tenant on month to month paying $900/ month

Key facts

• 0.3 acre lot
• Garage
• Built 2005

Property features AI

Finance

• Other: Property contains one unit (multifamily data indicates single unit)
• Financial info: Gross scheduled income: $1,800; Actual/pro forma rent for unit: $1,800; Operating expenses: $3,000; Tenant pays application fee; Pets allowed
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Attached 1-car garage; Auto garage door
• Utilities: Public water; Septic tank sewer; Cable not available
• Home design: Single-story property; Resale home; Zoned RM-2
• Construction: Stucco construction; Shingle roof
• Exterior features: Screened lanai/porch; Lot surveyed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms (one-story unit)
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows; Screened lanai/porch; Ceiling fans
• Laundry & utility: Washer/dryer hookup; Washer and dryer listed as included in unit description; Laundry in garage

🏷️ Possibly a rental listed for sale. The $405,000 price doesn't fit this home's estimated sale value (~$536,588) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $405k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative. Per door: $-9/mo.
• To cash-flow at today's rent, offer at most $402k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (14.6% below list).
• Recommended offer: $346k (14.6% 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 falling (-7.0%/yr); 292 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,458/mo this rent would consume 69% of the median local household income ($61k/yr) (locally 1142% 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 $12k 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 91 days — a 9% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

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 $345,800 (14.6% 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 91 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $536,588
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5228-5230 27th St SW	0.19mi	6/4.0	2,392 (-2%)	9mo	$550,000	$230	81
5225/5227 28th St SW	0.10mi	6/4.0	2,351 (-3%)	14mo	$520,000	$221	78
5208/5210 30th St SW	0.12mi	6/4.0	2,351 (-3%)	15mo	$539,000	$229	77
5205-5207 30th St SW	0.14mi	6/4.0	2,392 (-2%)	23mo	$549,900	$230	72
5315 26th St SW	0.25mi	6/4.0	2,362 (-3%)	21mo	$429,000	$182	66
2504 & 2506 Hawalaska St	0.30mi	6/4.0	2,250 (-7%)	19mo	$465,000	$207	58
2206-2208 Leda Ave S	0.69mi	6/4.0	2,370 (-2%)	13mo	$540,000	$228	52
2213/2215 Leda Ave S	0.71mi	6/4.0	2,330 (-4%)	18mo	$355,000	$152	45
2805-2807 Hawalaska St	0.27mi	7/3.0 (+1)	2,767 (+14%)	20mo	$458,000	$166	38

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-76,902
• Equity at exit: $60,387

10-year hold

• IRR: -21.1%
• Equity multiple: 0.05×
• Total profit: $-107,535
• Equity at exit: $35,017

Cash invested: $113,400 (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 33973

• Home prices YoY: -3.4%
• Rents YoY: -7.0%
• Active inventory: 292
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$457 /mo · $5,489/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-18

Break-even live

Break-even rent $3,481

Max offer price $401,776

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,458
Total (2 units)			$3,458

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5214 25th St SW Lehigh Acres, FL	6.0	4.0	2316	$1,600	$0.69	24d	1	0.33mi
2216 Leda Ave S Lehigh Acres, FL	5.0	3.0	2750	$2,470	$0.90	16d	1	0.70mi

Listing history 19 events

1. 2026-06-17
   days on market $405,000 Active 91 DOM
2. 2026-06-16
   days on market $405,000 Active 90 DOM
3. 2026-06-15
   days on market $405,000 Active 89 DOM
4. 2026-06-13
   days on market $405,000 Active 87 DOM
5. 2026-06-10
   days on market $405,000 Active 84 DOM
6. 2026-06-09
   days on market $405,000 Active 83 DOM
7. 2026-06-07
   days on market $405,000 Active 81 DOM
8. 2026-06-03
   days on market $405,000 Active 77 DOM
9. 2026-06-02
   days on market $405,000 Active 76 DOM
10. 2026-06-01
    days on market $405,000 Active 75 DOM
11. 2026-06-01
    days on market $405,000 Active 74 DOM
12. 2026-03-18
    listed $405,000 Active
13. 2022-06-07
    soldstatus $430,000
14. 2020-10-07
    soldstatus $254,900
15. 2020-10-01
    soldstatus $254,900 Closed 455-char remark

    Show marketing remark (455 chars)

    "TURN KEY" opportunity for investors in a great location just off State Rd 82 between Colonial and Daniels. Well maintained duplex with all tile floors on both sides. A/C system on left unit was replaced in 2019. Each unit has an open floor plan with 3 bedrooms, 2 baths and 1 car garage. This is a great opportunity for rental income or someone looking to live with extended family. Right unit has a tenant on month to month paying $900/ month

16. 2020-08-10
    status Pending 455-char remark

    Show marketing remark (455 chars)

    "TURN KEY" opportunity for investors in a great location just off State Rd 82 between Colonial and Daniels. Well maintained duplex with all tile floors on both sides. A/C system on left unit was replaced in 2019. Each unit has an open floor plan with 3 bedrooms, 2 baths and 1 car garage. This is a great opportunity for rental income or someone looking to live with extended family. Right unit has a tenant on month to month paying $900/ month

17. 2020-07-22
    price $254,900 455-char remark

    Show marketing remark (455 chars)

    "TURN KEY" opportunity for investors in a great location just off State Rd 82 between Colonial and Daniels. Well maintained duplex with all tile floors on both sides. A/C system on left unit was replaced in 2019. Each unit has an open floor plan with 3 bedrooms, 2 baths and 1 car garage. This is a great opportunity for rental income or someone looking to live with extended family. Right unit has a tenant on month to month paying $900/ month

18. 2020-07-16
    listed $249,900 Active 455-char remark

    Show marketing remark (455 chars)

    "TURN KEY" opportunity for investors in a great location just off State Rd 82 between Colonial and Daniels. Well maintained duplex with all tile floors on both sides. A/C system on left unit was replaced in 2019. Each unit has an open floor plan with 3 bedrooms, 2 baths and 1 car garage. This is a great opportunity for rental income or someone looking to live with extended family. Right unit has a tenant on month to month paying $900/ month

19. 2004-11-16
    soldstatus $25,000

ⓘ 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: $5,489 · $457/mo
• Projected year-2 tax: $5,489 · $457/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 4/10 Moderate
• 🌡 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: $41,496
• − Mortgage interest: −$22,686
• − Property taxes: −$5,489
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − Depreciation: −$11,782
• Taxable loss: −$7,126
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $1,491/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): 14,392
• Household income: $60,530
• Rent vs Own: 77.1% rent · 22.9% own
• Severe rent burden: 1142.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 41% Black 36% Two or more races 21% White 18%
• Hispanic origin (detail): Mexican 21% Puerto Rican 7% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 14% Russian 1% Estonian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 54% English-only · Spanish 31% French/Haitian/Cajun 13% 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: ▼ -8.43%
• Current HPI: 237.694
• Rent YoY: ▼ -6.99%
• 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

+1520.0% since first listed

8 events — show timeline

• 2026-03-18 Listed $405,000 FORTMLS
• 2022-06-07 Sold (Public Records) $430,000 Public Records
• 2020-10-07 Sold (Public Records) $254,900 Public Records
• 2020-10-01 Sold (MLS) $254,900 FORTMLS
• 2020-08-10 Pending — FORTMLS
• 2020-07-22 Price Changed $254,900 FORTMLS
• 2020-07-16 Listed $249,900 FORTMLS
• 2004-11-16 Sold (Public Records) $25,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $5,489 · +10.0% YoY. Source: county tax records.