1105 Columbus Ave · Lehigh Acres, FL 33972

$5,000

2 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 6 Days on market

Built 1985 0.50 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• 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

2 bedroom 2 bath POOL home located on 1/2 acre. Split bedroom design with vaulted ceilings and diagonal tile flooring in the living room. Cozy family room with pool access. There is a bonus room off of the kitchen that can serve as a small bedroom or perfect as a home office. Walk-in closets in both bedrooms. Roomy screened lanai for enjoying morning coffee or catching the evening breeze. Fenced back yard for children or pets. Great value in wonderful area of Lehigh Acres.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Zoning: RS-1

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One total room

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$262,350) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 319.3% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $5,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 33.89% ✓
• Cap rate: 319.31%
• Cash-on-cash: 1117.92%
• DSCR: 50.74
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $262,350
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3102 E 12th St	0.20mi	3/2.0 (+1)	1,288 (-3%)	7mo	$255,000	$198	75
1014 Jefferson Ave	0.44mi	2/2.0	1,451 (+10%)	10mo	$185,000	$127	55
1106 Robert Ave	0.50mi	3/2.0 (+1)	1,485 (+12%)	16mo	$330,000	$222	38

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: —
• Equity multiple: 43.46×
• Total profit: $59,443
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 102.72×
• Total profit: $142,409
• Equity at exit: $432

Cash invested: $1,400 (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: 1611
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $878

Break-even live

Break-even rent $584

Max offer price $5,000

Occupancy floor 43%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Truman Ave Lehigh Acres, FL	2.0	1.0	1512	$1,650	$1.09	3d	1	0.22mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	21d	1	0.45mi
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	15d	1	0.46mi
1943 E 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,850	$1.16	23d	1	0.93mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	2d	1	0.97mi
4103 13th St SW Lehigh Acres, FL	2.0	1.0	900	$1,550	$1.72	11d	1	1.07mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	23d	1	1.09mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	23d	1	1.29mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	23d	1	1.48mi

Listing history 5 events

1. 2026-06-10
   days on market $5,000 Active 6 DOM
2. 2026-06-09
   days on market $5,000 Active 5 DOM
3. 2026-06-08
   days on market $5,000 Active 4 DOM
4. 2026-06-07
   remarks 299-char remark
5. 2026-06-07
   listed $5,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 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: $20,336
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$5,144
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$145
• Taxable income: $11,438
• Est. tax owed @ 24.0%: −$2,745
• After-tax cash flow: $7,787/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

-94.8% since first listed

8 events — show timeline

• 2026-06-04 Listed $5,000 HAOR as distributed by MLS GRID
• 2022-11-01 Sold (Public Records) $295,000 Public Records
• 2022-10-28 Sold (MLS) $295,000 FORTMLS
• 2022-09-12 Pending — FORTMLS
• 2022-09-09 Listed $289,900 FORTMLS
• 2015-03-02 Price Changed $94,900 FORTMLS
• 2001-08-06 Sold (Public Records) $97,000 Public Records
• 2001-07-31 Sold (MLS) $97,000 FORTMLS

Property tax history

+12.6%/yr

Latest (2025): $2,968 · -5.8% YoY. Source: county tax records.