10721 Figtree Ct · Lehigh Acres, FL 33936

$5,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 7 Days on market

Built 2001 ↓ 50% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Move-in Ready in Laurelwood subdivision. Sweet, quiet neighborhood. Great starter home or new rental property. The kitchen is equipped with Stainless steel kitchen appliances. Super low HOA fee just $40.00 per month which will give you and your family access to the security community pool, which is actually within walking distance from the house. The neighborhood consists of culdesacs only so no through traffic. Nice size backyard with a beautiful mango tree! Call for your showing today!

Key facts

• Garage
• Listed 6 days

Property features AI

Finance

• Other: Directions: From Lee Blvd, turn onto Sunshine Blvd N, then onto Figtree Ct and continue to the property.

Exterior

• Parking: 1-car garage
• Home design: Residential property; 1 story
• Exterior features: Lot in RM-2 zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$216,301) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 334.6% 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; 40 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 41% 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 35.51% ✓
• Cap rate: 334.65%
• Cash-on-cash: 1172.69%
• DSCR: 53.18
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $216,301
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19383 Orchidtree Ct	0.26mi	3/2.0	1,325 (-0%)	2mo	$170,000	$128	86
19372 Coraltree Ct	0.20mi	2/2.0 (-1)	1,260 (-5%)	6mo	$205,000	$163	72
204 Roat St	0.61mi	3/2.0	1,284 (-3%)	7mo	$255,000	$199	60
200 Alabama Rd S	0.44mi	3/2.0	1,173 (-12%)	4mo	$110,000	$94	57
807 Laredo Ave	0.53mi	2/1.0 (-1)	1,307 (-2%)	22mo	$210,000	$161	46
903 Arthur Ave	0.61mi	2/2.0 (-1)	1,244 (-6%)	15mo	$189,000	$152	43
45 Andora St	0.70mi	4/2.0 (+1)	1,464 (+10%)	6mo	$135,500	$93	40
16 Louisiana Rd	0.65mi	3/2.0	1,131 (-15%)	10mo	$235,000	$208	37
10753 Crossback Ln	0.49mi	2/2.0 (-1)	1,519 (+14%)	19mo	$295,500	$195	32
14 Illinois Rd	0.66mi	4/2.0 (+1)	1,505 (+13%)	15mo	$248,000	$165	29

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: —
• Equity multiple: 58.96×
• Total profit: $81,151
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 117.33×
• Total profit: $162,867
• Equity at exit: $432

Cash invested: $1,400 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,368

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10738 Cocoatree Ct Lehigh Acres, FL	3.0	2.0	1220	$1,600	$1.31	2d	1	0.10mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	19d	1	0.22mi
19480 Poppytree Ct Lehigh Acres, FL	3.0	2.0	1334	$1,750	$1.31	23d	1	0.23mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	23d	1	0.28mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	19d	1	0.29mi
10531 Canal Brook Ln Lehigh Acres, FL	4.0	2.0	1828	$2,300	$1.26	16d	1	0.30mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	23d	1	0.32mi
10507 Crossback Ln Lehigh Acres, FL	3.0	2.0	1672	$1,800	$1.08	23d	1	0.34mi
10353 Canal Brook Ln Lehigh Acres, FL	3.0	2.0	1541	$2,049	$1.33	23d	1	0.45mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	2d	1	0.46mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	16d	1	0.51mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	21d	1	0.54mi
15 Louisiana Rd Lehigh Acres, FL	4.0	3.0	1730	$2,600	$1.50	14d	1	0.60mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	23d	1	0.62mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	23d	1	0.66mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	10d	1	0.66mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	3d	1	0.68mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	23d	1	0.68mi
722 W Cleveland Ln Lehigh Acres, FL	4.0	2.0	1604	$1,595	$0.99	23d	1	0.70mi
506 Corinne Dr Unit 506 Lehigh Acres, FL	3.0	2.0	1706	$2,300	$1.35	23d	1	0.71mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	23d	1	0.74mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	23d	1	0.75mi
264 Ground Dove Cir Lehigh Acres, FL	4.0	2.0	1683	$2,300	$1.37	23d	1	0.77mi
9177 Aegean Cir Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	23d	1	0.80mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	14d	1	0.82mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	3d	1	0.84mi
18321 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,675	$1.39	23d	1	0.84mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	23d	1	0.85mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.86mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	23d	1	0.86mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	23d	1	0.87mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	3d	1	0.87mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	23d	1	0.87mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	14d	1	0.87mi
9099 Leatherwood Loop Lehigh Acres, FL	2.0	2.0	1564	$2,400	$1.53	23d	1	0.87mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	23d	1	0.87mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	23d	1	0.87mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	0.88mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	21d	1	0.88mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.88mi

Listing history 24 events

1. 2026-05-20
   listed $5,000 Active
2. 2025-07-09
   historical $2,100
3. 2025-05-15
   price $2,100
4. 2025-05-08
   listed $2,200
5. 2024-09-09
   soldstatus $285,200
6. 2024-07-01
   historical $2,195
7. 2024-06-10
   listed $2,195
8. 2022-03-09
   soldstatus $250,000
9. 2022-02-28
   soldstatus $250,000 Closed 494-char remark

   Show marketing remark (494 chars)

   Move-in Ready in Laurelwood subdivision. Sweet, quiet neighborhood. Great starter home or new rental property. The kitchen is equipped with Stainless steel kitchen appliances. Super low HOA fee just $40.00 per month which will give you and your family access to the security community pool, which is actually within walking distance from the house. The neighborhood consists of culdesacs only so no through traffic. Nice size backyard with a beautiful mango tree! Call for your showing today!

10. 2022-01-15
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Move-in Ready in Laurelwood subdivision. Sweet, quiet neighborhood. Great starter home or new rental property. The kitchen is equipped with Stainless steel kitchen appliances. Super low HOA fee just $40.00 per month which will give you and your family access to the security community pool, which is actually within walking distance from the house. The neighborhood consists of culdesacs only so no through traffic. Nice size backyard with a beautiful mango tree! Call for your showing today!

11. 2022-01-12
    listed $239,999 Active 494-char remark

    Show marketing remark (494 chars)

    Move-in Ready in Laurelwood subdivision. Sweet, quiet neighborhood. Great starter home or new rental property. The kitchen is equipped with Stainless steel kitchen appliances. Super low HOA fee just $40.00 per month which will give you and your family access to the security community pool, which is actually within walking distance from the house. The neighborhood consists of culdesacs only so no through traffic. Nice size backyard with a beautiful mango tree! Call for your showing today!

12. 2019-06-12
    soldstatus $149,857
13. 2019-06-07
    soldstatus $149,900 Sold 311-char remark

    Show marketing remark (311 chars)

    Perfect home! Move in Ready in Laurelwood subdivision. Sweet, quiet neighborhood with a community pool and community room with Low HOA fees, close to stores and schools. This 3 bedroom, 2 bath home has newer tile and laminate wood floor. Nice backyard with a beautiful mango tree! Call for your showing today!

14. 2019-05-09
    status Pending With Contingencies 311-char remark

    Show marketing remark (311 chars)

    Perfect home! Move in Ready in Laurelwood subdivision. Sweet, quiet neighborhood with a community pool and community room with Low HOA fees, close to stores and schools. This 3 bedroom, 2 bath home has newer tile and laminate wood floor. Nice backyard with a beautiful mango tree! Call for your showing today!

15. 2019-05-04
    status Active 311-char remark

    Show marketing remark (311 chars)

    Perfect home! Move in Ready in Laurelwood subdivision. Sweet, quiet neighborhood with a community pool and community room with Low HOA fees, close to stores and schools. This 3 bedroom, 2 bath home has newer tile and laminate wood floor. Nice backyard with a beautiful mango tree! Call for your showing today!

16. 2019-05-02
    status Pending With Contingencies 311-char remark

    Show marketing remark (311 chars)

    Perfect home! Move in Ready in Laurelwood subdivision. Sweet, quiet neighborhood with a community pool and community room with Low HOA fees, close to stores and schools. This 3 bedroom, 2 bath home has newer tile and laminate wood floor. Nice backyard with a beautiful mango tree! Call for your showing today!

17. 2019-04-24
    listed $149,900 Active 311-char remark

    Show marketing remark (311 chars)

    Perfect home! Move in Ready in Laurelwood subdivision. Sweet, quiet neighborhood with a community pool and community room with Low HOA fees, close to stores and schools. This 3 bedroom, 2 bath home has newer tile and laminate wood floor. Nice backyard with a beautiful mango tree! Call for your showing today!

18. 2015-12-05
    historical
19. 2015-09-05
    price $113,000
20. 2015-08-21
    listed $115,900 Active
21. 2004-12-07
    soldstatus $150,000
22. 2004-11-15
    soldstatus $150,000
23. 2001-09-22
    soldstatus $89,000
24. 2001-01-29
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $21,307
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$145
• Taxable income: $17,372
• Est. tax owed @ 24.0%: −$4,169
• After-tax cash flow: $12,248/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

-50.0% since first listed

24 events — show timeline

• 2026-05-20 Listed $5,000 NFMLS
• 2025-07-09 Rental Removed $2,100 TURBOTENANT
• 2025-05-15 Price Changed $2,100 TURBOTENANT
• 2025-05-08 Listed for Rent $2,200 TURBOTENANT
• 2024-09-09 Sold (Public Records) $285,200 Public Records
• 2024-07-01 Rental Removed $2,195 Avail
• 2024-06-10 Listed for Rent $2,195 Avail
• 2022-03-09 Sold (Public Records) $250,000 Public Records
• 2022-02-28 Sold (MLS) $250,000 FORTMLS
• 2022-01-15 Pending — FORTMLS
• 2022-01-12 Listed $239,999 FORTMLS
• 2019-06-12 Sold (Public Records) $149,857 Public Records
• 2019-06-07 Sold (MLS) $149,900 FORTMLS
• 2019-05-09 Pending — FORTMLS
• 2019-05-04 Relisted — FORTMLS
• 2019-05-02 Pending — FORTMLS
• 2019-04-24 Listed $149,900 FORTMLS
• 2015-12-05 Listing Removed — FORTMLS
• 2015-09-05 Price Changed $113,000 FORTMLS
• 2015-08-21 Listed $115,900 FORTMLS
• 2004-12-07 Sold (Public Records) $150,000 Public Records
• 2004-11-15 Sold (MLS) $150,000 FORTMLS
• 2001-09-22 Sold (Public Records) $89,000 Public Records
• 2001-01-29 Sold (Public Records) $10,000 Public Records

Property tax history

+18.7%/yr

Latest (2025): $3,001 · +4.6% YoY. Source: county tax records.