954 Marilyn Ave S · Lehigh Acres, FL 33974

$65,000

4 bd · 2.0 ba · 1,803 sqft · SingleFamily public records · 21 Days on market

Built 2006 0.27 ac lot

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

Listing remarks MLS

4 bedroom 2 bath 2 car garage with a screened in lanai and front entry. Formal dining room and large living room. Large bedrooms and open kitchen. Newer a/c system, well equipment and hot water heater. Located just 1 street from Columbus Blvd with easy access to SR 82. Large backyard with fruit trees like coconut and mango. Newly installed tile floors throughout, new kitchen sinks and granite counter tops and freshly painted interior. Call for your private showing today!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Zoning: RS-1
• Financial info: No lease restrictions reported
• HOA & community: No HOA association listed; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Private well water; Septic tank sewer; Utilities listed as both private and public
• Home design: Single-family residence; One story; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 1803 square feet of living area
• Exterior features: Paved road access; Lot about 0.27 acres (quarter to half acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: No interior features listed
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.8% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.36% ✓
• Cap rate: 27.78%
• Cash-on-cash: 76.75%
• DSCR: 4.42
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $367,812
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1137 Ecrue St E	0.33mi	3/1.0 (-1)	1,536 (-15%)	9mo	$310,000	$202	43
1140 Nimitz Blvd	0.23mi	3/2.0 (-1)	1,571 (-13%)	23mo	$321,000	$204	43
1119 Edgewood St E	0.52mi	4/2.0	1,571 (-13%)	20mo	$315,000	$201	38
1145 Galileo St E	0.66mi	3/2.0 (-1)	1,536 (-15%)	12mo	$315,000	$205	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 84.2%
• Equity multiple: 6.67×
• Total profit: $103,253
• Equity at exit: $58,557

10-year hold

• IRR: 77.6%
• Equity multiple: 13.89×
• Total profit: $234,512
• Equity at exit: $126,281

Cash invested: $18,200 (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: 2460
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$341
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,164

Break-even live

Break-even rent $707

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	0.18mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	0.18mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	23d	1	0.51mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.66mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	23d	1	0.70mi
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.77mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.79mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.85mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	2d	1	0.86mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.88mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	0.90mi
751 Milano Ave S Lehigh Acres, FL	4.0	3.0	2263	$2,500	$1.10	1d	1	1.03mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	1.07mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	1.09mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	10d	1	1.18mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	23d	1	1.22mi
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	1.25mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.26mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	23d	1	1.27mi
1137 Edgerton Ave Lehigh Acres, FL	3.0	2.0	2394	$1,800	$0.75	2d	1	1.27mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	23d	1	1.37mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	1d	1	1.40mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	14d	1	1.45mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	23d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $65,000 Active 21 DOM
2. 2026-06-17
   days on market $65,000 Active 20 DOM
3. 2026-06-16
   days on market $65,000 Active 19 DOM
4. 2026-06-15
   days on market $65,000 Active 18 DOM
5. 2026-06-13
   days on market $65,000 Active 16 DOM
6. 2026-06-10
   days on market $65,000 Active 13 DOM
7. 2026-06-09
   days on market $65,000 Active 12 DOM
8. 2026-06-08
   days on market $65,000 Active 11 DOM
9. 2026-06-07
   days on market $65,000 Active 10 DOM
10. 2026-06-03
    days on market $65,000 Active 6 DOM
11. 2026-06-02
    days on market $65,000 Active 5 DOM
12. 2026-06-01
    days on market $65,000 Active 4 DOM
13. 2026-05-31
    days on market $65,000 Active 3 DOM

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/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 ≥109°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: $26,171
• − Mortgage interest: −$3,641
• − Property taxes: −$2,290
• − Insurance: −$325
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$1,891
• Taxable income: $13,836
• Est. tax owed @ 24.0%: −$3,321
• After-tax cash flow: $10,649/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

+56.2% since first listed

25 events — show timeline

• 2026-05-28 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-05 Sold (MLS) $210,000 FORTMLS
• 2020-04-24 Pending — FORTMLS
• 2020-03-18 Listed $214,900 FORTMLS
• 2020-02-17 Listing Removed — FORTMLS
• 2019-11-04 Relisted — FORTMLS
• 2019-11-04 Price Changed $184,900 FORTMLS
• 2019-11-01 Listing Removed — FORTMLS
• 2019-10-11 Relisted — FORTMLS
• 2019-09-26 Pending — FORTMLS
• 2019-05-19 Listed $189,900 FORTMLS
• 2015-05-12 Price Changed $119,900 FORTMLS
• 2015-04-13 Sold (MLS) $119,900 FORTMLS
• 2015-04-13 Price Changed $127,900 FORTMLS
• 2014-11-24 Listed $127,900 FORTMLS
• 2014-11-23 Listing Removed — FORTMLS
• 2014-10-31 Listed $123,900 FORTMLS
• 2014-06-01 Listing Removed — FORTMLS
• 2014-05-20 Listed $105,000 FORTMLS
• 2014-05-12 Sold (MLS) $55,000 FORTMLS
• 2014-05-12 Price Changed $59,900 FORTMLS
• 2014-05-01 Listed $55,000 FORTMLS
• 2014-04-30 Price Changed $55,900 FORTMLS
• 2014-04-30 Sold (MLS) $41,600 FORTMLS
• 2014-02-25 Listed $41,600 FORTMLS

Property tax history

+6.0%/yr

Latest (2022): $2,290 · +3.3% YoY. Source: county tax records.