4733-4735 30th St SW · Lehigh Acres, FL 33973

$349,900

6 bd · 4.0 ba · 2,362 sqft · MultiFamily public records · 121 Days on market

Built 2006 0.28 ac lot Est $524k · 33% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0
• Rent growth +0.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

Key facts

• Dishwasher
• Central a/c
• Screened porches

Tags

• SCREENED PORCHES
• NEW ROOF
• UPDATED KITCHEN APPLIANCES
• FRESH INTERIOR PAINT
• CENTRAL A/C
• DISHWASHER

Property features AI

Finance

• Financial info: Tenant pays: application fee, credit check, electricity, grounds care, internet, janitorial service, pest control; Pets allowed
• HOA & community: Community amenities include a playground; Non-gated community with street lights; No association fee

Exterior

• Parking: Each unit includes a 2-car garage (2 garage spaces per unit)
• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Multifamily property with 2 units; Each unit approx. 1,181 area
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Rectangular lot; Lot dimensions approximately 100 x 124 x 100 x 124; Well irrigation

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator with ice maker
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Tile flooring
• Bathrooms: Each unit has 2 full bathrooms (4 full bathrooms total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single hung windows; Screened lanai/porch; Great room; Resale condition
• Laundry & utility: Washer/dryer hookup in each unit; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive. Per door: $272/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (-7.0%/yr); 292 active listings in the ZIP; 3 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).
• At $3,704/mo this rent would consume 73% of the median local household income ($61k/yr) (locally 1142% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 121 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask is 20494% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $524,364
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2413-2415 Ansel Ave S	0.37mi	6/4.0	2,398 (+2%)	1mo	$460,000	$192	80
4617-4619 30th St SW	0.39mi	6/4.0	2,392 (+1%)	9mo	$550,000	$230	72
4635/4633 27th St SW	0.36mi	6/4.0	2,226 (-6%)	8mo	$392,000	$176	67
4732-4734 29th St SW	0.09mi	6/4.0	2,500 (+6%)	24mo	$555,000	$222	66
4637-4639 28th St SW	0.32mi	6/4.0	2,268 (-4%)	24mo	$360,000	$159	58
4452-4454 Golfview Blvd	0.55mi	6/4.0	2,400 (+2%)	20mo	$550,000	$229	55
2405/2407 Paul Ave S	0.59mi	6/4.0	2,352 (-0%)	22mo	$445,000	$189	53
2220 - 2222 Keith Ave S	0.64mi	6/4.0	2,350 (-0%)	24mo	$540,000	$230	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-32,900
• Equity at exit: $52,171

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-25,882
• Equity at exit: $30,253

Cash invested: $97,972 (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 33973

• Home prices YoY: -3.4%
• Rents YoY: -7.0%
• Active inventory: 292
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $3,704 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$402 /mo · $4,823/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $544

Break-even live

Break-even rent $3,016

Max offer price $349,900

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,704
Total (2 units)			$3,704

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10849 Timber Creek Dr Fort Myers, FL	5.0	4.5	3357	$4,000	$1.19	24d	1	0.44mi
1133 Ichabod Ave Lehigh Acres, FL	6.0	4.0	2376	$2,100	$0.88	24d	1	0.95mi
2216 Leda Ave S Lehigh Acres, FL	5.0	3.0	2750	$2,470	$0.90	16d	1	1.43mi

Listing history 32 events

1. 2026-06-17
   days on market $349,900 Active 121 DOM
2. 2026-06-16
   days on market $349,900 Active 120 DOM
3. 2026-06-15
   days on market $349,900 Active 119 DOM
4. 2026-06-13
   days on market $349,900 Active 117 DOM
5. 2026-06-10
   statusdays on market $349,900 Active 114 DOM
6. 2026-05-08
   price $349,900
7. 2026-04-11
   price $355,900
8. 2026-02-06
   listed $1,699
9. 2026-02-06
   historical $1,699
10. 2026-02-03
    listed $379,900 Active
11. 2025-11-01
    price $1,699
12. 2025-10-24
    listed $1,700
13. 2025-10-24
    historical $1,700
14. 2025-09-10
    price $1,700
15. 2025-09-05
    listed $1,799
16. 2025-04-21
    historical $1,900
17. 2025-01-07
    listed $1,900
18. 2025-01-07
    historical $1,900
19. 2025-01-07
    listed $1,900
20. 2023-05-31
    soldstatus $324,490 Closed 464-char remark

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

21. 2023-05-31
    soldstatus $324,500

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

22. 2023-03-31
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

23. 2023-03-30
    status Active 464-char remark

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

24. 2023-03-15
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

25. 2023-03-02
    listed $325,000 Active 464-char remark

    Show marketing remark (464 chars)

    Great opportunity to pick up a great income-producing property in a great location. Two-Long term tenants are already in place and looking to stay in the property long term. This well maintained property boasts all tile in both units, rescreened porches, Both A/C units have been replaced, softener systems all replaced. Showings only available Tuesdays 1-3 p. m. on unit 4735. Tenants currently in Place. Please see confidential remarks for showing information.

26. 2018-10-11
    soldstatus $206,000
27. 2018-10-09
    soldstatus $208,000 Sold 573-char remark

    Show marketing remark (573 chars)

    FRESHLY PAINTED DUPLEX - inside and out. Great Duplex for either Owner Occupant with Rental income or Great Investor Duplex. Located off HWY 82 it makes it easy to access Colonial, Daniels, I 75 and the downtown River District. It has been well maintained and managed. Each units have 3 bedrooms, 2 baths and a front screened in lanai. Both units have laundry hookups. Easy to rent in a neighborhood with single family homes and duplexes and minutes away form major groceries and everyday shopping. Duplexes in this area sell very fast --so please schedule an appoint asap.

28. 2018-08-31
    status Pending With Contingencies 573-char remark

    Show marketing remark (573 chars)

    FRESHLY PAINTED DUPLEX - inside and out. Great Duplex for either Owner Occupant with Rental income or Great Investor Duplex. Located off HWY 82 it makes it easy to access Colonial, Daniels, I 75 and the downtown River District. It has been well maintained and managed. Each units have 3 bedrooms, 2 baths and a front screened in lanai. Both units have laundry hookups. Easy to rent in a neighborhood with single family homes and duplexes and minutes away form major groceries and everyday shopping. Duplexes in this area sell very fast --so please schedule an appoint asap.

29. 2018-08-23
    listed $209,900 Active 573-char remark

    Show marketing remark (573 chars)

    FRESHLY PAINTED DUPLEX - inside and out. Great Duplex for either Owner Occupant with Rental income or Great Investor Duplex. Located off HWY 82 it makes it easy to access Colonial, Daniels, I 75 and the downtown River District. It has been well maintained and managed. Each units have 3 bedrooms, 2 baths and a front screened in lanai. Both units have laundry hookups. Easy to rent in a neighborhood with single family homes and duplexes and minutes away form major groceries and everyday shopping. Duplexes in this area sell very fast --so please schedule an appoint asap.

30. 2015-03-02
    price $44,900
31. 2010-02-09
    soldstatus $45,501
32. 2004-06-18
    soldstatus $8,000

ⓘ 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: $4,823 · $402/mo
• Projected year-2 tax: $4,823 · $402/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,448
• − Mortgage interest: −$19,600
• − Property taxes: −$4,823
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,556
• − Management: −$3,556
• − Depreciation: −$10,179
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $6,286/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): 14,392
• Household income: $60,530
• Rent vs Own: 77.1% rent · 22.9% own
• Severe rent burden: 1142.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 41% Black 36% Two or more races 21% White 18%
• Hispanic origin (detail): Mexican 21% Puerto Rican 7% Cuban 4% Dominican 1%
• Common ancestry: Hispanic 14% Russian 1% Estonian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 54% English-only · Spanish 31% French/Haitian/Cajun 13% 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: ▼ -8.43%
• Current HPI: 237.694
• Rent YoY: ▼ -6.99%
• 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

+4273.8% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $349,900 FORTMLS
• 2026-04-11 Price Changed $355,900 FORTMLS
• 2026-02-06 Listed for Rent $1,699 FGCMLS
• 2026-02-06 Rental Removed $1,699 NAPLESMLS
• 2026-02-03 Listed $379,900 FORTMLS
• 2025-11-01 Price Changed $1,699 NAPLESMLS
• 2025-10-24 Listed for Rent $1,700 NAPLESMLS
• 2025-10-24 Rental Removed $1,700 FORTMLS
• 2025-09-10 Price Changed $1,700 FORTMLS
• 2025-09-05 Listed for Rent $1,799 FORTMLS
• 2025-04-21 Rental Removed $1,900 FORTMLS
• 2025-01-07 Listed for Rent $1,900 FORTMLS
• 2025-01-07 Rental Removed $1,900 NAPLESMLS
• 2025-01-07 Listed for Rent $1,900 NAPLESMLS
• 2023-05-31 Sold (Public Records) $324,500 Public Records
• 2023-05-31 Sold (MLS) $324,490 FORTMLS
• 2023-03-31 Pending — FORTMLS
• 2023-03-30 Relisted — FORTMLS
• 2023-03-15 Pending — FORTMLS
• 2023-03-02 Listed $325,000 FORTMLS
• 2018-10-11 Sold (Public Records) $206,000 Public Records
• 2018-10-09 Sold (MLS) $208,000 FORTMLS
• 2018-08-31 Pending — FORTMLS
• 2018-08-23 Listed $209,900 FORTMLS
• 2015-03-02 Price Changed $44,900 FORTMLS
• 2010-02-09 Sold (MLS) $45,501 FORTMLS
• 2004-06-18 Sold (Public Records) $8,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $4,823 · +8.7% YoY. Source: county tax records.