1113 Vineyard Pl · Lehigh Acres, FL 33936

$150,000

1 bd · 1.0 ba · 756 sqft · SingleFamily public records · 216 Days on market

Built 1966 4,791 sqft lot Est $190k · 21% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• 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

CASH INVESTORS ONLY!! Cozy 1/1 duplex style with carport already with a tenant in place. approximately 3 blocks away from Homestead Blvd, close to supermarkets, post office, restaurants. Make an offer!!

Key facts

• Close to restaurants
• Close to post office
• Close to banks

Tags

• NEW ROOF
• CLOSE TO SUPERMARKETS
• CLOSE TO BANKS
• CLOSE TO POST OFFICE
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached carport; Driveway (paved); 1 covered parking space; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level 1; Faces south; Resale property; Has property attached
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open patio and porch; Patio; Porch; Guest house attached; Rectangular lot; Public maintained road; North exposure

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Separate shower; Shower only; Cable TV; Split bedrooms; Double-hung windows; Unfurnished
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$189,756) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($749/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 $138k (8.3% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 soft (-0.8%/yr); 644 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $4k 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 216 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 30% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.92% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $189,756
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Wesley St	0.08mi	2/2.0 (+1)	708 (-6%)	16mo	$179,000	$253	63
3 Vineyard St	0.07mi	1/1.0	645 (-15%)	21mo	$169,900	$263	55
18 Alabama Rd N	0.16mi	2/1.0 (+1)	863 (+14%)	14mo	$140,000	$162	53
715 Leeland Heights Blvd W	0.46mi	2/1.0 (+1)	816 (+8%)	24mo	$205,000	$251	40
44 Tangelo Ct	0.60mi	2/2.0 (+1)	812 (+7%)	17mo	$100,000	$123	37

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-24,350
• Equity at exit: $22,365

10-year hold

• IRR: -15.4%
• Equity multiple: 0.25×
• Total profit: $-31,615
• Equity at exit: $12,969

Cash invested: $42,000 (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: 644
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$787
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $62

Break-even live

Break-even rent $1,297

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $105	+0% $62	+5% $20	+10% $-22
Rent	-10% $-46	-5% $8	+0% $62	+5% $117	+10% $171
Rate	-1.0pp $138	-0.5pp $101	base $62	+0.5pp $24	+1.0pp $-16

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	25d	1	0.10mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	23d	1	0.25mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	25d	1	0.25mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	0.25mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	15d	1	0.26mi
907 Laredo Ave Lehigh Acres, FL	1.0	1.0	636	$1,000	$1.57	25d	1	0.27mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.28mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	25d	1	0.33mi
11 California Rd Lehigh Acres, FL	1.0	1.0	683	$1,450	$2.12	25d	1	0.37mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	16d	1	0.48mi
704 W Cleveland Ln Lehigh Acres, FL	2.0	1.0	816	$1,400	$1.72	25d	1	0.50mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	5d	1	0.51mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	25d	1	0.55mi
3 Desert Candle Cir Lehigh Acres, FL	2.0	2.0	853	$1,200	$1.41	25d	1	0.56mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	5d	1	0.56mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	0.60mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	5d	1	0.62mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	23d	1	0.63mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	5d	1	0.64mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	25d	1	0.64mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$1,500	$1.76	21d	1	0.66mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$2,600	$3.05	25d	1	0.66mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	23d	1	0.66mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	21d	1	0.66mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	21d	1	0.67mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	25d	1	0.68mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	25d	1	0.68mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	25d	1	0.71mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	21d	1	0.73mi
305 Bougainvillea Rd W Lehigh Acres, FL	1.0	1.0	742	$1,295	$1.75	25d	1	0.90mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	5d	1	0.94mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	0.98mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	25d	1	1.00mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	5d	1	1.00mi
106 Leeland Heights Blvd W Lehigh Acres, FL	1.0	1.0	794	$1,450	$1.83	25d	1	1.02mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	5d	1	1.04mi
1232 Village Lakes Blvd Lehigh Acres, FL	1.0–2.0	1.0–2.0	734	$1,127	$1.54	16d	17	1.45mi

Listing history 25 events

1. 2026-06-02
   days on market $150,000 Active 216 DOM
2. 2026-06-01
   days on market $150,000 Active 215 DOM
3. 2026-06-01
   days on market $150,000 Active 214 DOM
4. 2026-03-30
   price $150,000
5. 2026-01-31
   price $155,000
6. 2025-10-25
   listed $160,000 Active
7. 2022-09-07
   soldstatus $115,000
8. 2022-09-06
   soldstatus $105,000 Closed 202-char remark

   Show marketing remark (202 chars)

   CASH INVESTORS ONLY!! Cozy 1/1 duplex style with carport already with a tenant in place. approximately 3 blocks away from Homestead Blvd, close to supermarkets, post office, restaurants. Make an offer!!

9. 2022-08-04
   status Pending 202-char remark

   Show marketing remark (202 chars)

   CASH INVESTORS ONLY!! Cozy 1/1 duplex style with carport already with a tenant in place. approximately 3 blocks away from Homestead Blvd, close to supermarkets, post office, restaurants. Make an offer!!

10. 2022-07-24
    listed $115,000 Active 202-char remark

    Show marketing remark (202 chars)

    CASH INVESTORS ONLY!! Cozy 1/1 duplex style with carport already with a tenant in place. approximately 3 blocks away from Homestead Blvd, close to supermarkets, post office, restaurants. Make an offer!!

11. 2018-09-12
    soldstatus $72,000
12. 2018-08-31
    soldstatus $72,000 172-char remark

    Show marketing remark (172 chars)

    A completely remodeled home in growing Lehigh Acres in a quiet street. Newer A/C, granite, and new cabinets. Currently tenant occupied but easy to show with an appointment.

13. 2018-06-09
    listed $75,000 172-char remark

    Show marketing remark (172 chars)

    A completely remodeled home in growing Lehigh Acres in a quiet street. Newer A/C, granite, and new cabinets. Currently tenant occupied but easy to show with an appointment.

14. 2017-08-21
    historical
15. 2017-06-14
    listed $59,000
16. 2015-03-02
    price $15,000
17. 2015-03-02
    price $13,500
18. 2012-09-03
    soldstatus $15,000
19. 2012-08-29
    soldstatus $15,100
20. 2007-12-20
    soldstatus $60,000
21. 2007-11-21
    soldstatus $60,000
22. 2007-10-23
    price $69,900
23. 2000-04-17
    soldstatus $24,500
24. 2000-04-17
    soldstatus $24,500
25. 2000-02-22
    listed $24,500

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,514
• − Mortgage interest: −$8,402
• − Property taxes: −$2,108
• − Insurance: −$750
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,364
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,170/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

+512.2% since first listed

22 events — show timeline

• 2026-03-30 Price Changed $150,000 FORTMLS
• 2026-01-31 Price Changed $155,000 FORTMLS
• 2025-10-25 Listed $160,000 FORTMLS
• 2022-09-07 Sold (Public Records) $115,000 Public Records
• 2022-09-06 Sold (MLS) $105,000 FORTMLS
• 2022-08-04 Pending — FORTMLS
• 2022-07-24 Listed $115,000 FORTMLS
• 2018-09-12 Sold (Public Records) $72,000 Public Records
• 2018-08-31 Sold (MLS) $72,000 MARMLS
• 2018-06-09 Listed $75,000 MARMLS
• 2017-08-21 Listing Removed — MARMLS
• 2017-06-14 Listed $59,000 MARMLS
• 2015-03-02 Price Changed $15,000 FORTMLS
• 2015-03-02 Price Changed $13,500 FORTMLS
• 2012-09-03 Sold (MLS) $15,000 FORTMLS
• 2012-08-29 Sold (MLS) $15,100 FORTMLS
• 2007-12-20 Sold (Public Records) $60,000 Public Records
• 2007-11-21 Sold (MLS) $60,000 FORTMLS
• 2007-10-23 Price Changed $69,900 FORTMLS
• 2000-04-17 Sold (Public Records) $24,500 Public Records
• 2000-04-17 Sold (Public Records) $24,500 Public Records
• 2000-02-22 Listed $24,500 FORTMLS

Property tax history

+11.6%/yr

Latest (2025): $2,108 · +5.2% YoY. Source: county tax records.