521 5th Ave · Lehigh Acres, FL 33972

$199,900

3 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 38 Days on market

Built 1986 0.25 ac lot Est $230k · 13% under

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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 +13.6/30.0
• ARV discount +13.3/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• 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

Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

Key facts

• Ample outdoor space
• Large backyard
• Pool

Tags

• FULLY FENCED LOT
• LARGE BACKYARD
• POOL
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Zoning: RS-1; Lot described as regular; Approximately 0.25 acre lot; Subdivision: Lehigh Acres
• HOA & community: No HOA maintenance or community amenities; Non-gated community

Exterior

• Parking: Attached 2-car garage; Automatic garage door opener
• Utilities: Well water with softener; Septic sewer; Electric service (central heat & cooling)
• Home design: Residential single-family home; Traditional style; West rear exposure; 1 story; Built in 1986
• Construction: Wood frame construction; Wood siding exterior; Shingle roof; Concrete foundation
• Exterior features: Extra building; Fence; Patio; Storage; Private below-ground pool (equipment stays); Landscaped view

Interior

• Kitchen: Range; Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with jetted tub
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: French doors; Breakfast bar; Family room; Laundry in residence; Split-bedroom floor plan
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $11 ($136/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 $180k (9.9% below list).
• Recommended offer: $180k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $138k; 45% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,074 (9.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $229,542
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 E 6th St	0.18mi	3/2.0	1,300 (+14%)	9mo	$215,000	$165	61
18461 Copperhead Ct N #414	0.31mi	2/2.0 (-1)	1,120 (-2%)	22mo	$224,997	$201	59
706 Clayton Ave	0.42mi	2/2.5 (-1)	1,013 (-11%)	2mo	$248,500	$245	53
716 8th Ave	0.54mi	3/2.0	1,272 (+11%)	7mo	$250,000	$197	50
204 Stanford St	0.68mi	2/2.0 (-1)	1,207 (+6%)	5mo	$260,000	$215	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 · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-27,303
• Equity at exit: $29,806

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,065
• Equity at exit: $17,284

Cash invested: $55,972 (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: 1620
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $11

Break-even live

Break-even rent $1,786

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $125	-5% $68	+0% $11	+5% $-45	+10% $-102
Rent	-10% $-131	-5% $-60	+0% $11	+5% $83	+10% $154
Rate	-1.0pp $112	-0.5pp $62	base $11	+0.5pp $-40	+1.0pp $-93

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	25d	1	0.47mi
107 W 5th St Lehigh Acres, FL	2.0	2.0	832	$1,450	$1.74	4d	1	0.60mi
808 Greenwood Ave Lehigh Acres, FL	3.0	2.0	1419	$1,800	$1.27	25d	1	0.66mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	5d	1	0.69mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	0.79mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	25d	1	1.03mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	25d	1	1.05mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	17d	1	1.06mi
1004 E 10th St Lehigh Acres, FL	3.0	2.0	1406	$2,100	$1.49	12d	1	1.13mi
110 Texas Rd Lehigh Acres, FL	3.0	1.0	1118	$1,750	$1.57	17d	1	1.19mi
216 Oregon Way Lehigh Acres, FL	3.0	1.0	920	$1,250	$1.36	23d	1	1.21mi
503 Penn Rd W Lehigh Acres, FL	3.0	2.0	1256	$1,750	$1.39	15d	1	1.31mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	17d	1	1.33mi
14 W 11th St Lehigh Acres, FL	3.0	2.0	1211	$2,000	$1.65	25d	1	1.36mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	1.44mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	25d	1	1.48mi

Listing history 25 events

1. 2026-06-22
   days on market $199,900 Active 38 DOM
2. 2026-06-17
   days on market $199,900 Active 34 DOM
3. 2026-06-16
   days on market $199,900 Active 33 DOM
4. 2026-06-15
   days on market $199,900 Active 32 DOM
5. 2026-06-13
   days on market $199,900 Active 30 DOM
6. 2026-06-10
   days on market $199,900 Active 27 DOM
7. 2026-06-09
   days on market $199,900 Active 26 DOM
8. 2026-06-08
   days on market $199,900 Active 25 DOM
9. 2026-06-07
   days on market $199,900 Active 24 DOM
10. 2026-06-03
    days on market $199,900 Active 20 DOM
11. 2026-06-02
    days on market $199,900 Active 19 DOM
12. 2026-06-01
    days on market $199,900 Active 18 DOM
13. 2026-05-31
    days on market $199,900 Active 17 DOM
14. 2026-05-14
    listed $199,900 Active
15. 2016-03-15
    soldstatus $137,500
16. 2016-03-04
    price $137,500 714-char remark

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

17. 2016-03-04
    soldstatus $137,500 Sold 714-char remark

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

18. 2016-02-23
    price $139,900 714-char remark

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

19. 2016-02-22
    status Pending 714-char remark

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

20. 2015-12-17
    listed $139,900 Active 714-char remark

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

21. 2015-12-17
    historical

    Show marketing remark (714 chars)

    Affordable pool home- privacy fence surrounds in ground pool with Diamond Brite finish, 3 bedrooms 2 bath plus family room with French doors to pool area, plenty of room for sunning and entertaining, Home was completely remodeled in 2014 with new roof, new flooring, new kitchen and baths, new pool pump and pool equipment. screened front entry, new central heat and air and duct work in 2015, tank-less water heater, new kitchen with black marble counter tops and stained wooden breakfast bar, upgraded appliances, freshly painted exterior, dual sinks and jetted tub in master bath, quiet established neighborhood, large storage shed with metal roof and hardy plank sliding, traditional sale, fast local closings.

22. 2015-11-03
    listed $149,900 Active
23. 2003-10-08
    soldstatus $92,000
24. 1994-02-16
    soldstatus $67,900
25. 1991-11-12
    soldstatus $62,500

ⓘ 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: $3,355 · $280/mo
• Projected year-2 tax: $3,355 · $280/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) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 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: $21,609
• − Mortgage interest: −$11,198
• − Property taxes: −$3,355
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,815
• Taxable loss: −$3,216
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $908/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

+219.8% since first listed

12 events — show timeline

• 2026-05-14 Listed $199,900 NAPLESMLS
• 2016-03-15 Sold (Public Records) $137,500 Public Records
• 2016-03-04 Price Changed $137,500 FORTMLS
• 2016-03-04 Sold (MLS) $137,500 FORTMLS
• 2016-02-23 Price Changed $139,900 FORTMLS
• 2016-02-22 Pending — FORTMLS
• 2015-12-17 Listed $139,900 FORTMLS
• 2015-12-17 Listing Removed — FORTMLS
• 2015-11-03 Listed $149,900 FORTMLS
• 2003-10-08 Sold (Public Records) $92,000 Public Records
• 1994-02-16 Sold (Public Records) $67,900 Public Records
• 1991-11-12 Sold (Public Records) $62,500 Public Records

Property tax history

+17.0%/yr

Latest (2025): $3,355 · -7.0% YoY. Source: county tax records.