1135 Randletree St E · Lehigh Acres, FL 33974

$225,000

2 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 129 Days on market

Built 2024 0.26 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.1/10.0
• Rent growth +1.3/5.0

Listing remarks

This one-of-a-kind property presents an excellent opportunity for first-time homebuyers, investors, or anyone seeking a secure, durable, and modern home with distinctive architectural appeal Modern design meets exceptional durability in this unique 2-bedroom, 2-bath residence located in Lehigh Acres, with a peaceful canal directly behind the property providing added privacy and a tranquil setting. Constructed with innovative 100% concrete walls and a durable flat roof, this bunker-style home offers outstanding strength, energy efficiency, and long-term resilience. The interior features impact-resistant windows that allow abundant natural light while enhancing security and storm protection.

Key facts

• Quartz countertops
• Added privacy
• Flat roof

Tags

• CANAL RIGHT BEHIND
• FLAT ROOF
• IMPACT RESISTANT WINDOWS
• QUARTZ COUNTERTOPS
• LOW MAINTENANCE LIVING
• ADDED PRIVACY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Detached garage; 4 covered garage spaces (detached)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home (1 story); New construction; Faces north; Entry level: 1
• Construction: Block, concrete, and stucco construction; Built-up and flat roof
• Exterior features: Patio (open patio/porch); Porch; Security/high-impact doors; Canal access waterfront; South exposure; Rectangular, paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Entry level: 1
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Built-in features; Living/dining room; Separate shower (shower only); Split bedroom layout; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (25.9% below list).
• Recommended offer: $167k (25.9% below list) — sets the bar for 1% rule.

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 falling (-4.7%/yr); 2476 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 14900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $225k implies a 1452% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,630 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.74% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.64×
• Total profit: $103,438
• Equity at exit: $202,698

10-year hold

• IRR: 18.0%
• Equity multiple: 5.87×
• Total profit: $307,089
• Equity at exit: $437,126

Cash invested: $63,000 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2476
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-224

Break-even live

Break-even rent $1,949

Max offer price $185,514

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-160	+0% $-224	+5% $-287	+10% $-351
Rent	-10% $-355	-5% $-289	+0% $-224	+5% $-158	+10% $-92
Rate	-1.0pp $-110	-0.5pp $-166	base $-224	+0.5pp $-282	+1.0pp $-341

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	5d	1	0.32mi
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	4d	1	0.39mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	4d	1	0.62mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	4d	1	0.63mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	5d	1	1.19mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	21d	1	1.42mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	25d	1	1.42mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	1.50mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	21d	1	1.50mi

Listing history 20 events

1. 2026-06-22
   days on market $225,000 Active 129 DOM
2. 2026-06-17
   days on market $225,000 Active 125 DOM
3. 2026-06-16
   days on market $225,000 Active 124 DOM
4. 2026-06-15
   days on market $225,000 Active 123 DOM
5. 2026-06-13
   days on market $225,000 Active 121 DOM
6. 2026-06-10
   days on market $225,000 Active 118 DOM
7. 2026-06-09
   days on market $225,000 Active 117 DOM
8. 2026-06-07
   pricedays on market $225,000 Active 115 DOM
9. 2026-06-02
   days on market $245,500 Active 110 DOM
10. 2026-06-01
    days on market $245,500 Active 109 DOM
11. 2026-06-01
    days on market $245,500 Active 108 DOM
12. 2026-02-27
    price $245,500
13. 2026-02-26
    historical $1,500
14. 2026-02-14
    listed $1,500
15. 2026-02-10
    listed $259,000 Active
16. 2025-09-05
    historical
17. 2025-08-01
    historical
18. 2024-09-10
    listed $279,900 Active
19. 2024-09-06
    listed $279,900 Active
20. 2023-10-10
    soldstatus $14,500

ⓘ 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: $3,195 · $266/mo
• Projected year-2 tax: $3,195 · $266/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 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 · 25 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: $19,996
• − Mortgage interest: −$12,603
• − Property taxes: −$3,195
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$6,545
• Taxable loss: −$6,672
• Est. tax savings @ 24.0%: +$1,601
• After-tax cash flow: $-1,081/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+1593.1% since first listed

9 events — show timeline

• 2026-02-27 Price Changed $245,500 FORTMLS
• 2026-02-26 Rental Removed $1,500 FORTMLS
• 2026-02-14 Listed for Rent $1,500 FORTMLS
• 2026-02-10 Listed $259,000 FORTMLS
• 2025-09-05 Listing Removed — FORTMLS
• 2025-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-06 Listed $279,900 FORTMLS
• 2023-10-10 Sold (Public Records) $14,500 Public Records

Property tax history

+215.4%/yr

Latest (2025): $3,195 · +339.7% YoY. Source: county tax records.