2206 E 6th St · Lehigh Acres, FL 33936

$99,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 50 Days on market

Built 1970 $320/mo HOA · 22% of rent

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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 +24.0/30.0
• 1% rule +9.6/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 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

New price reduction for this almost fully updated condominium! Here is your chance to own your piece of sunshine in Lehigh Acres, FL. Are you in the market for an affordable and move-in ready condominium in a 55+ community? Well you are in luck! This one floor condo is located in the lovely Camille Gardens community and it is waiting for its new owner. The condo floor plan features 2 bedrooms, 1 full bathroom, a utility room, a back patio, a carport, and it is on central water and sewer. The current owner has completed the following updates to his home; a new AC system in 2021, new impact resistant front door in 2018, a new impact resistant utility door in 2018, new electrical panel and gro

Key facts

• New ac system
• New electrical panel
• New roof

Tags

• NEW AC SYSTEM
• IMPACT RESISTANT FRONT DOOR
• IMPACT RESISTANT UTILITY DOOR
• NEW ELECTRICAL PANEL
• NEW ROOF
• IMPACT WINDOWS

Property features AI

Finance

• Other: Zoning: RM-2
• HOA & community: Homeowners association with management; HOA fee $320 monthly (includes insurance, irrigation water, ground maintenance, street lights); Non-gated community; Senior community; 23 units in the community

Exterior

• Parking: Attached carport (1 covered space)
• Security: High-impact doors
• Utilities: Public water; Public sewer; Cable available; Irrigation water from well
• Home design: Single-story; Entry level: 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Resale property
• Exterior features: Patio; Sprinkler/Irrigation (manual); Security/high-impact doors; Guest house detached; Rectangular lot; South exposure; Paved public road

Interior

• Kitchen: Gas cooktop; Refrigerator; Tankless water heater
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Living/dining room; Tub with shower; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 soft (-0.8%/yr); 641 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $684 of loan paydown is wiped out by about $3k 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 50 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $99k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 5.7

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-7,733
• Equity at exit: $14,761

10-year hold

• IRR: -4.2%
• Equity multiple: 0.77×
• Total profit: $-6,410
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$519
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$41
• HOA: −$320
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $194

Break-even live

Break-even rent $1,195

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $250	-5% $222	+0% $194	+5% $166	+10% $138
Rent	-10% $80	-5% $137	+0% $194	+5% $251	+10% $308
Rate	-1.0pp $244	-0.5pp $219	base $194	+0.5pp $168	+1.0pp $142

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	24d	1	0.17mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	4d	1	0.33mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	24d	1	0.47mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	24d	1	0.47mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	24d	1	0.57mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	16d	2	0.63mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	24d	1	0.86mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	24d	1	1.11mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	3d	1	1.11mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	24d	1	1.38mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	3d	1	1.46mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watersewerelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-17
   days on market $99,000 Active 50 DOM
2. 2026-06-16
   days on market $99,000 Active 49 DOM
3. 2026-06-15
   days on market $99,000 Active 48 DOM
4. 2026-06-13
   days on market $99,000 Active 46 DOM
5. 2026-06-10
   days on market $99,000 Active 43 DOM
6. 2026-06-09
   days on market $99,000 Active 42 DOM
7. 2026-06-08
   days on market $99,000 Active 41 DOM
8. 2026-06-07
   pricedays on market $99,000 Active 40 DOM
9. 2026-06-03
   days on market $110,000 Active 36 DOM
10. 2026-06-02
    days on market $110,000 Active 35 DOM
11. 2026-06-01
    days on market $110,000 Active 34 DOM
12. 2026-05-31
    days on market $110,000 Active 33 DOM
13. 2026-04-23
    listed $110,000 Active
14. 2026-03-17
    historical
15. 2026-02-16
    listed $122,000 Active
16. 2026-02-14
    historical
17. 2026-02-02
    listed $125,000 Active
18. 2026-02-02
    historical
19. 2026-01-16
    listed $129,900 Active
20. 2026-01-16
    historical
21. 2025-12-15
    listed $129,900 Active
22. 2025-12-15
    historical
23. 2025-09-09
    price $136,000
24. 2025-07-10
    price $142,000
25. 2025-06-16
    listed $150,000 Active
26. 1996-12-05
    soldstatus $30,000
27. 1974-06-01
    soldstatus $15,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$56/yr (+$5/mo · 7.4%)

ⓘ 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 ≥108°F today · 28 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: $17,288
• − Mortgage interest: −$5,546
• − Property taxes: −$765
• − Insurance: −$495
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − HOA: −$3,840
• − Depreciation: −$2,880
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,088/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

+633.3% since first listed

15 events — show timeline

• 2026-04-23 Listed $110,000 FORTMLS
• 2026-03-17 Listing Removed — FORTMLS
• 2026-02-16 Listed $122,000 FORTMLS
• 2026-02-14 Listing Removed — FORTMLS
• 2026-02-02 Listing Removed — FORTMLS
• 2026-02-02 Listed $125,000 FORTMLS
• 2026-01-16 Listing Removed — FORTMLS
• 2026-01-16 Listed $129,900 FORTMLS
• 2025-12-15 Listing Removed — FORTMLS
• 2025-12-15 Listed $129,900 FORTMLS
• 2025-09-09 Price Changed $136,000 FORTMLS
• 2025-07-10 Price Changed $142,000 FORTMLS
• 2025-06-16 Listed $150,000 FORTMLS
• 1996-12-05 Sold (Public Records) $30,000 Public Records
• 1974-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $765 · +17.2% YoY. Source: county tax records.