357 Joel Blvd #212 · Lehigh Acres, FL 33936

$88,000

2 bd · 1.0 ba · 902 sqft · Condo public records · 48 Days on market

Built 1965 $360/mo HOA · 28% of rent

---

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 +16.4/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 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

Rare 2 bedroom condo in Golf View. This unit is move in ready with a great view overlooking Pool and Golf Course. Kitchen has upgraded glass backsplash and also has a glass top stove. Interior has laminate wood flooring and carpeted bedrooms, bathroom has been updated with new shower and vanity. This is a 55+ community however can be occupied by under 55 year old residents with main occupant being 55 or older. Priced for quick sale show today!!

Key facts

• Laminate floors
• Pool and golf course
• Large pool area

Tags

• MOVE-IN CONDITION
• LAMINATE FLOORS
• KITCHEN APPLIANCES INCLUDED
• VIEWS OF THE COMMON AREA
• POOL AND GOLF COURSE
• LARGE POOL AREA

Property features AI

Finance

• Financial info: Pets allowed conditionally; contact for details
• HOA & community: Homeowners association with monthly fee ($360); Association covers irrigation water, grounds maintenance, pest control, recreation facilities, reserve fund and street lights; Association amenities include laundry, pool, storage and management; 32 units in the community; Non-gated, senior community

Exterior

• Parking: Assigned parking; Common and guest parking; Covered parking (1 covered space); Detached 1-space carport; Paved parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation water from well
• Home design: 2-story building; Entry level: 2; Resale property; Faces south
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Community pool; Sprinkler/irrigation; Automatic sprinklers; Storage; Public maintained paved road; North exposure; Has view

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Bedrooms: Great Room
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Furnished; Built-in features; Living/dining room; Separate shower (shower only); Single hung windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 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 48 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $24k; list at $88k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.41×
• Total profit: $-14,618
• Equity at exit: $13,121

10-year hold

• IRR: -22.7%
• Equity multiple: 0.10×
• Total profit: $-22,210
• Equity at exit: $7,609

Cash invested: $24,640 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$461
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$37
• HOA: −$360
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $50

Break-even live

Break-even rent $1,219

Max offer price $88,000

Occupancy floor 91%

Sensitivity live

Price	-10% $99	-5% $75	+0% $50	+5% $25	+10% $0
Rent	-10% $-52	-5% $-1	+0% $50	+5% $100	+10% $151
Rate	-1.0pp $94	-0.5pp $72	base $50	+0.5pp $27	+1.0pp $4

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	25d	1	0.10mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	17d	2	0.18mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	5d	1	0.22mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	25d	1	0.39mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	25d	1	0.40mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	0.72mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	25d	1	1.02mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	25d	1	1.02mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	1.03mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	25d	1	1.46mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $88,000 Active 48 DOM
2. 2026-06-17
   days on market $88,000 Active 44 DOM
3. 2026-06-16
   days on market $88,000 Active 43 DOM
4. 2026-06-15
   days on market $88,000 Active 42 DOM
5. 2026-06-13
   days on market $88,000 Active 40 DOM
6. 2026-06-10
   days on market $88,000 Active 37 DOM
7. 2026-06-09
   days on market $88,000 Active 36 DOM
8. 2026-06-08
   days on market $88,000 Active 35 DOM
9. 2026-06-07
   days on market $88,000 Active 34 DOM
10. 2026-06-03
    days on market $88,000 Active 30 DOM
11. 2026-06-02
    days on market $88,000 Active 29 DOM
12. 2026-06-01
    days on market $88,000 Active 28 DOM
13. 2026-05-31
    days on market $88,000 Active 27 DOM
14. 2026-05-04
    listed $88,000 Active
15. 2026-05-04
    historical
16. 2026-04-08
    listed $88,000 Active
17. 2015-06-01
    price $24,000 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bedroom condo in Golf View. This unit is move in ready with a great view overlooking Pool and Golf Course. Kitchen has upgraded glass backsplash and also has a glass top stove. Interior has laminate wood flooring and carpeted bedrooms, bathroom has been updated with new shower and vanity. This is a 55+ community however can be occupied by under 55 year old residents with main occupant being 55 or older. Priced for quick sale show today!!

18. 2014-12-24
    price $29,900 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bedroom condo in Golf View. This unit is move in ready with a great view overlooking Pool and Golf Course. Kitchen has upgraded glass backsplash and also has a glass top stove. Interior has laminate wood flooring and carpeted bedrooms, bathroom has been updated with new shower and vanity. This is a 55+ community however can be occupied by under 55 year old residents with main occupant being 55 or older. Priced for quick sale show today!!

19. 2014-12-24
    soldstatus $24,000 Sold 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bedroom condo in Golf View. This unit is move in ready with a great view overlooking Pool and Golf Course. Kitchen has upgraded glass backsplash and also has a glass top stove. Interior has laminate wood flooring and carpeted bedrooms, bathroom has been updated with new shower and vanity. This is a 55+ community however can be occupied by under 55 year old residents with main occupant being 55 or older. Priced for quick sale show today!!

20. 2014-11-11
    listed $29,900 448-char remark

    Show marketing remark (448 chars)

    Rare 2 bedroom condo in Golf View. This unit is move in ready with a great view overlooking Pool and Golf Course. Kitchen has upgraded glass backsplash and also has a glass top stove. Interior has laminate wood flooring and carpeted bedrooms, bathroom has been updated with new shower and vanity. This is a 55+ community however can be occupied by under 55 year old residents with main occupant being 55 or older. Priced for quick sale show today!!

21. 2005-04-07
    soldstatus $64,900
22. 2005-03-25
    soldstatus $64,900
23. 2001-09-11
    soldstatus $35,000
24. 1987-03-13
    soldstatus $42,500
25. 1981-05-01
    soldstatus $43,500

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 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: $15,378
• − Mortgage interest: −$4,929
• − Property taxes: −$1,255
• − Insurance: −$440
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − HOA: −$4,320
• − Depreciation: −$2,560
• Taxable loss: −$587
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $736/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

+102.3% since first listed

12 events — show timeline

• 2026-05-04 Listing Removed — FORTMLS
• 2026-05-04 Listed $88,000 FORTMLS
• 2026-04-08 Listed $88,000 FORTMLS
• 2015-06-01 Price Changed $24,000 FORTMLS
• 2014-12-24 Sold (MLS) $24,000 FORTMLS
• 2014-12-24 Price Changed $29,900 FORTMLS
• 2014-11-11 Listed $29,900 FORTMLS
• 2005-04-07 Sold (Public Records) $64,900 Public Records
• 2005-03-25 Sold (MLS) $64,900 FORTMLS
• 2001-09-11 Sold (Public Records) $35,000 Public Records
• 1987-03-13 Sold (Public Records) $42,500 Public Records
• 1981-05-01 Sold (Public Records) $43,500 Public Records

Property tax history

+28.4%/yr

Latest (2025): $1,255 · +3.0% YoY. Source: county tax records.