10521 Putnam Ct · Lehigh Acres, FL 33936

$89,000

2 bd · 2.0 ba · 851 sqft · SingleFamily public records · 131 Days on market

Built 1984 1,350 sqft lot Est $150k · 41% under $342/mo HOA · 25% of rent

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

Welcome to the beautiful Grounds of Beacon Square! We offer you this 1-bedroom, 1-bath home nestled in a quiet 55+ Community . This beautiful unit is Turn Key and Ready for you to move right in. Offering nearly 900 sq ft of living space, this home features a large screened-in porch—perfect for morning coffee or relaxing evenings. Plenty of room in your additional storage unit. Tucked away on peaceful cul-de-sac streets, the community feels private and serene while still offering great amenities, including shuffleboard courts and a private community pool. Inside, you’ll find indoor laundry and a comfortable, easy-to-maintain layout ideal for relaxed Florida living. Enjoy the be

Key facts

• Peaceful cul-de-sac
• Indoor laundry
• $342 HOA

Tags

• LARGE SCREENED-IN PORCH
• ADDITIONAL STORAGE UNIT
• PEACEFUL CUL-DE-SAC
• PRIVATE COMMUNITY POOL
• INDOOR LAUNDRY

Property features AI

Finance

• Financial info: Pets allowed with conditions (cats only), maximum of 2 pets
• HOA & community: Homeowners association with monthly fee; Association fee includes legal/accounting, grounds maintenance, road maintenance, street lights, and trash; Community amenities include clubhouse, pool, barbecue, picnic area, shuffleboard court, sidewalks, and management; Non-gated community; Senior community; 136 units in the community

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story home; Entry level: 1; Resale property; Has attached property
• Construction: Block, concrete, and wood siding construction; Shingle roof
• Exterior features: Lanai/porch with screened porch; Guest house attached; Zero lot line; Paved road; Property faces south; North exposure noted

Interior

• Kitchen: Range; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Living/dining room combination; Main level primary suite; Walk-in closet(s); Separate shower (shower only); Window treatments; High-speed internet available; Furnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 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 $615 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 131 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $89k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.53% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $149,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Tangelo Ct	0.11mi	2/2.0	812 (-5%)	17mo	$100,000	$123	73
480 Valley Dr	0.25mi	3/1.5 (+1)	924 (+9%)	16mo	$163,000	$176	54
18 Alabama Rd N	0.63mi	2/1.0	863 (+1%)	14mo	$140,000	$162	53
1114 Rushmore Ave N	0.37mi	2/1.5	926 (+9%)	21mo	$190,000	$205	49

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-7,622
• Equity at exit: $13,270

10-year hold

• IRR: -5.8%
• Equity multiple: 0.69×
• Total profit: $-7,622
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$467
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$37
• HOA: −$342
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $166

Break-even live

Break-even rent $1,154

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $217	-5% $192	+0% $166	+5% $141	+10% $116
Rent	-10% $59	-5% $112	+0% $166	+5% $220	+10% $274
Rate	-1.0pp $211	-0.5pp $189	base $166	+0.5pp $143	+1.0pp $120

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	21d	1	0.03mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	20d	1	0.07mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	4d	1	0.10mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	25d	1	0.10mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	25d	1	0.12mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	25d	1	0.14mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	4d	1	0.15mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	20d	1	0.20mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	25d	1	0.21mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	4d	1	0.23mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$1,500	$1.76	21d	1	0.30mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$2,600	$3.05	25d	1	0.30mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	22d	1	0.38mi
907 Laredo Ave Lehigh Acres, FL	1.0	1.0	636	$1,000	$1.57	25d	1	0.39mi
3 Desert Candle Cir Lehigh Acres, FL	2.0	2.0	853	$1,200	$1.41	25d	1	0.40mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	25d	1	0.49mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	4d	1	0.52mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	25d	1	0.52mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	15d	1	0.60mi
11 California Rd Lehigh Acres, FL	1.0	1.0	683	$1,450	$2.12	25d	1	0.61mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	25d	1	0.63mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.66mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	25d	1	0.66mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	22d	1	0.68mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.68mi
704 W Cleveland Ln Lehigh Acres, FL	2.0	1.0	816	$1,400	$1.72	25d	1	0.70mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	25d	1	0.73mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	25d	1	0.73mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	25d	1	0.74mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	25d	1	0.85mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	4d	1	0.93mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	16d	1	0.97mi
106 Leeland Heights Blvd W Lehigh Acres, FL	1.0	1.0	794	$1,450	$1.83	25d	1	1.01mi
305 Bougainvillea Rd W Lehigh Acres, FL	1.0	1.0	742	$1,295	$1.75	25d	1	1.03mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	4d	1	1.04mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	25d	1	1.06mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	4d	1	1.07mi
1000 Monroe Dr Lehigh Acres, FL	3.0	2.0	984	$1,650	$1.68	25d	1	1.07mi
110 Texas Rd Lehigh Acres, FL	3.0	1.0	1118	$1,750	$1.57	17d	1	1.19mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	25d	1	1.20mi

HOA detail

• Monthly dues: $342 · $4,104/yr
• Likely covers: landscapingpool

Listing history 18 events

1. 2026-06-22
   days on market $89,000 Active 131 DOM
2. 2026-06-17
   days on market $89,000 Active 127 DOM
3. 2026-06-16
   days on market $89,000 Active 126 DOM
4. 2026-06-15
   days on market $89,000 Active 125 DOM
5. 2026-06-13
   days on market $89,000 Active 123 DOM
6. 2026-06-10
   days on market $89,000 Active 120 DOM
7. 2026-06-09
   days on market $89,000 Active 119 DOM
8. 2026-06-07
   days on market $89,000 Active 117 DOM
9. 2026-06-02
   days on market $89,000 Active 112 DOM
10. 2026-06-01
    days on market $89,000 Active 111 DOM
11. 2026-06-01
    days on market $89,000 Active 110 DOM
12. 2026-05-10
    price $89,000
13. 2026-04-09
    price $104,900
14. 2026-02-26
    price $114,900
15. 2026-02-10
    listed $119,900 Active
16. 2004-12-29
    soldstatus $49,000
17. 2000-06-13
    soldstatus $44,000
18. 1997-07-23
    soldstatus $38,800

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,372
• − Mortgage interest: −$4,985
• − Property taxes: −$788
• − Insurance: −$445
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − HOA: −$4,104
• − Depreciation: −$2,589
• Taxable income: $841
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,794/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

+129.4% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $89,000 FORTMLS
• 2026-04-09 Price Changed $104,900 FORTMLS
• 2026-02-26 Price Changed $114,900 FORTMLS
• 2026-02-10 Listed $119,900 FORTMLS
• 2004-12-29 Sold (Public Records) $49,000 Public Records
• 2000-06-13 Sold (Public Records) $44,000 Public Records
• 1997-07-23 Sold (Public Records) $38,800 Public Records

Property tax history

+9.0%/yr

Latest (2025): $788 · +28.8% YoY. Source: county tax records.