1519 Michael Ave · Lehigh Acres, FL 33972

$179,900

3 bd · 2.0 ba · 1,154 sqft · SingleFamily public records · 32 Days on market

Built 2000 0.50 ac lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity in Lehigh Acres! CBS construction, built in 2000, 1154 sq ft under air, 3 bedrooms, 2 bathrooms, a single attached garage, open patio, serviced by a private well and septic tank, and in good condition! Freddie Mac Owned, sold as-is, Special Addenda, solid pre-qualification letter or proof of cash needed with all offers. BUYER TO PAY DOC STAMPS ON DEED. This is NOT a short sale. .. fast response seller. Don't miss it!

Key facts

• 0.5 acre lot
• Garage
• Built 2000

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage (1 garage space); Total parking for 2 vehicles (1 covered space)
• Utilities: Well water; Septic tank; Electricity available; Water available; Sewer available
• Home design: Single family residence; One-story; Faces south; Resale property
• Construction: Concrete block construction with stucco; Building area approximately 1,944 (source: public records); Living area approximately 1,154; One-story
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range / electric cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Water softener (owned)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 14 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 31% of the median local income ($74k/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 $5k 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 + 5.3% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,832
• Equity at exit: $26,824

10-year hold

• IRR: 10.4%
• Equity multiple: 1.89×
• Total profit: $44,937
• Equity at exit: $15,554

Cash invested: $50,372 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$943
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $343

Break-even live

Break-even rent $1,446

Max offer price $179,900

Occupancy floor 77%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	15d	1	1.13mi
1917 Lorna Ave Lehigh Acres, FL	2.0	2.0	1042	$1,675	$1.61	23d	1	1.17mi
1221 E 12th St Lehigh Acres, FL	3.0	2.0	1217	$1,550	$1.27	23d	1	1.18mi
1924 Marlay Ave Lehigh Acres, FL	3.0	2.0	1310	$1,700	$1.30	23d	1	1.21mi
805 E 13th St Lehigh Acres, FL	3.0	2.0	1407	$1,795	$1.28	3d	1	1.22mi
134 Viewpoint Dr Lehigh Acres, FL	2.0	2.0	1042	$1,650	$1.58	3d	1	1.22mi
3402 14th St W Lehigh Acres, FL	2.0	1.0	777	$1,350	$1.74	2d	1	1.33mi
225 Rogers St Lehigh Acres, FL	2.0	2.0	1138	$1,400	$1.23	10d	1	1.39mi
2011 Olsen Ln Lehigh Acres, FL	3.0	2.0	1229	$2,400	$1.95	3d	1	1.40mi
1920 Latona St Lehigh Acres, FL	2.0	2.0	1132	$1,325	$1.17	23d	1	1.41mi
2004 Rosa Ct Unit 2004 Lehigh Acres, FL	3.0	2.0	1304	$1,950	$1.50	23d	1	1.41mi
2015 Olsen Ln Lehigh Acres, FL	3.0	2.0	1328	$1,750	$1.32	23d	1	1.43mi
503 E 13th St Lehigh Acres, FL	3.0	2.0	1248	$2,300	$1.84	23d	1	1.46mi
152 Ridgemont Dr Lehigh Acres, FL	3.0	2.0	1483	$1,830	$1.23	23d	1	1.47mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $179,900 Pending 32 DOM
2. 2026-06-03
   days on market $179,900 Active Under Contract 29 DOM
3. 2026-06-02
   days on market $179,900 Active Under Contract 28 DOM
4. 2026-06-01
   days on market $179,900 Active Under Contract 27 DOM
5. 2026-05-31
   days on market $179,900 Active Under Contract 26 DOM
6. 2026-05-12
   historical Active Under Contract
7. 2026-05-05
   listed $179,900 Active
8. 2014-03-20
   soldstatus $69,900 441-char remark

   Show marketing remark (441 chars)

   A great opportunity in Lehigh Acres! CBS construction, built in 2000, 1154 sq ft under air, 3 bedrooms, 2 bathrooms, a single attached garage, open patio, serviced by a private well and septic tank, and in good condition! Freddie Mac Owned, sold as-is, Special Addenda, solid pre-qualification letter or proof of cash needed with all offers. BUYER TO PAY DOC STAMPS ON DEED. This is NOT a short sale. .. fast response seller. Don't miss it!

9. 2014-03-20
   price $74,900 441-char remark

   Show marketing remark (441 chars)

   A great opportunity in Lehigh Acres! CBS construction, built in 2000, 1154 sq ft under air, 3 bedrooms, 2 bathrooms, a single attached garage, open patio, serviced by a private well and septic tank, and in good condition! Freddie Mac Owned, sold as-is, Special Addenda, solid pre-qualification letter or proof of cash needed with all offers. BUYER TO PAY DOC STAMPS ON DEED. This is NOT a short sale. .. fast response seller. Don't miss it!

10. 1995-07-19
    soldstatus $6,000

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$5/yr ($0/mo · 0.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,562
• − Mortgage interest: −$10,077
• − Property taxes: −$1,488
• − Insurance: −$900
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$5,233
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,815/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+2898.3% since first listed

5 events — show timeline

• 2026-05-12 Contingent — Beaches MLS
• 2026-05-05 Listed $179,900 Beaches MLS
• 2014-03-20 Price Changed $74,900 FORTMLS
• 2014-03-20 Sold (MLS) $69,900 FORTMLS
• 1995-07-19 Sold (Public Records) $6,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,488 · +5.2% YoY. Source: county tax records.