101 Curtis Ave N · Lehigh Acres, FL 33971

$240,000

3 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 8 Days on market

Built 1991 0.35 ac lot Est $250k · at est.

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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 +14.2/30.0
• ARV discount +9.3/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom two bath home on an oversized lot in need of major renovation. Cash buyers only please as this home will not pass financing.

Key facts

• New water heater
• New led lighting
• Built in wine rack

Tags

• FENCED IN OVERSIZED BACKYARD
• NEW WATER HEATER
• NEW SEPTIC DRAINFIELD
• NEW KITCHEN AND BATHROOMS
• BUILT IN WINE RACK
• NEW LED LIGHTING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage with 1 covered space; Driveway parking; Paved parking; Garage door opener; Two parking spaces (including garage)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Resale property; Faces east
• Construction: Stucco and wood frame construction; Metal roof
• Exterior features: Fence; Oversized lot; Paved public road access; West exposure; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water purifier; Water softener
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast area / Eat-in kitchen; Living/dining room; Pantry; Separate shower (shower only); Window treatments; Split bedrooms; French doors / Atrium doors; Single-hung and sliding windows
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $40 ($482/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (21.4% below list).
• Recommended offer: $189k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $125k; list at $240k implies a 92% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,640 (21.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $249,956
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4212 6th St W	0.47mi	3/2.0	1,240 (+12%)	14mo	$280,000	$226	46

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-41,959
• Equity at exit: $35,785

10-year hold

• IRR: -16.8%
• Equity multiple: 0.18×
• Total profit: $-55,012
• Equity at exit: $20,751

Cash invested: $67,200 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $40

Break-even live

Break-even rent $1,836

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $176	-5% $108	+0% $40	+5% $-28	+10% $-96
Rent	-10% $-109	-5% $-34	+0% $40	+5% $115	+10% $189
Rate	-1.0pp $161	-0.5pp $101	base $40	+0.5pp $-22	+1.0pp $-85

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4003 3rd St W Lehigh Acres, FL	3.0	2.0	1311	$1,985	$1.51	24d	1	0.19mi
3909 3rd St SW Lehigh Acres, FL	2.0	1.0	852	$2,250	$2.64	24d	1	0.35mi
3906 6th St W Lehigh Acres, FL	3.0	2.0	1457	$2,000	$1.37	24d	1	0.42mi
4400 Douglas Ln Lehigh Acres, FL	3.0	2.0	1172	$1,500	$1.28	20d	1	0.54mi
3914 9th St W Lehigh Acres, FL	3.0	2.0	1258	$1,999	$1.59	3d	1	0.56mi
3818 7th St SW Lehigh Acres, FL	3.0	2.0	1422	$1,695	$1.19	24d	1	0.59mi
703 Felix Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,600	$2.04	24d	1	0.59mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	0.59mi
4218 8th St SW Lehigh Acres, FL	3.0	2.0	1408	$1,800	$1.28	24d	1	0.64mi
3906 11th St W Lehigh Acres, FL	3.0	2.0	1422	$1,835	$1.29	14d	1	0.69mi
610 Floyd Ave S Lehigh Acres, FL	3.0	2.0	1400	$2,100	$1.50	24d	1	0.71mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,300	$1.16	3d	1	0.71mi
104 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1123	$1,350	$1.20	24d	1	0.71mi
122 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$999	$1.28	24d	1	0.72mi
107 Harold Ave S Lehigh Acres, FL	3.0	2.0	1114	$1,475	$1.32	15d	1	0.73mi
142 Gordon Ave S Lehigh Acres, FL	2.0	1.0	780	$1,499	$1.92	24d	1	0.74mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	0.76mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	3d	1	0.76mi
310 Gordon Ave S Lehigh Acres, FL	2.0	2.0	1166	$1,599	$1.37	24d	1	0.76mi
305 Harold Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,650	$1.40	16d	1	0.78mi
704 Gilbert Ave S Lehigh Acres, FL	3.0	2.0	1203	$1,475	$1.23	20d	1	0.82mi
136 Harry Ave S Lehigh Acres, FL	3.0	2.0	1133	$2,050	$1.81	24d	1	0.84mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	24d	1	0.85mi
142 Harry Ave S Lehigh Acres, FL	2.0	1.0	780	$1,100	$1.41	3d	1	0.85mi
4005 12th St SW Lehigh Acres, FL	3.0	2.0	1122	$1,610	$1.43	20d	1	0.86mi
113 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	21d	1	0.86mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	0.88mi
207 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1151	$1,399	$1.22	3d	1	0.89mi
320 Harry Ave S Lehigh Acres, FL	3.0	2.0	1212	$1,550	$1.28	24d	1	0.89mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	15d	1	0.89mi
3705 9th St SW Lehigh Acres, FL	3.0	2.0	1272	$1,695	$1.33	15d	1	0.90mi
716 Gordon Ave S Lehigh Acres, FL	3.0	2.0	1175	$1,595	$1.36	3d	1	0.90mi
227 Hightower Ave S Lehigh Acres, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	0.91mi
210 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1181	$1,295	$1.10	21d	1	0.92mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	3d	1	0.96mi
729 Harry Ave S Lehigh Acres, FL	3.0	2.0	1125	$1,500	$1.33	24d	1	1.00mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	1.01mi
214 Ichabod Ave Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	3d	1	1.04mi
1105 Harold Ave S Lehigh Acres, FL	3.0	2.0	988	$1,250	$1.27	24d	1	1.04mi
3732 16th St W Lehigh Acres, FL	3.0	2.0	1362	$2,100	$1.54	24d	1	1.04mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $240,000 Pending 8 DOM
2. 2026-06-10
   days on market $240,000 Active 6 DOM
3. 2026-06-09
   days on market $240,000 Active 5 DOM
4. 2026-06-08
   days on market $240,000 Active 4 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $240,000 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: $1,098 · $91/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$894/yr (+$75/mo · 81.4%)

ⓘ 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 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $22,637
• − Mortgage interest: −$13,444
• − Property taxes: −$1,098
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$6,982
• Taxable loss: −$3,709
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $1,372/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+264.2% since first listed

6 events — show timeline

• 2026-06-04 Listed $240,000 FORTMLS
• 2026-04-02 Sold (Public Records) $125,000 Public Records
• 2026-03-30 Sold (MLS) $125,000 FORTMLS
• 2026-03-10 Pending — FORTMLS
• 2026-03-10 Listed $130,000 FORTMLS
• 1997-10-28 Sold (Public Records) $65,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,098 · +7.9% YoY. Source: county tax records.