1530 E 12th St · Lehigh Acres, FL 33972

$244,900

None bd · None ba · 1,788 sqft · MultiFamily · 37 Days on market

Built 1981 Average condition 10,300 sqft lot ↓ 32% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Please come and see this amazing duplex that has been updated inside and out. Also fully rented at great prices too.

Key facts

• 0.24 acre lot
• Built 1981
• Listed 37 days

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay cable TV and electricity; Pets allowed with no restrictions

Exterior

• Utilities: Well water; Septic tank sewer; Cable available; Electricity available; Two separate electric meters
• Home design: Duplex; Single-story
• Construction: Frame construction; Building area approximately 1,788 (assessor)
• Exterior features: Shingle roof; Not waterfront

Interior

• Flooring: Carpet and tile
• Heating & cooling: Central heating; Central air conditioning; Attic fan
• Interior features: Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $245k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive. Per door: $366/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 12 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).
• At $3,068/mo this rent would consume 50% of the median local household income ($74k/yr) (locally 190% 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 $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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $237,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $14,297
• Equity at exit: $36,515

10-year hold

• IRR: 16.7%
• Equity multiple: 2.52×
• Total profit: $104,286
• Equity at exit: $21,174

Cash invested: $68,572 (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: 1620
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,068 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $731

Break-even live

Break-even rent $2,142

Max offer price $244,900

Occupancy floor 71%

Sensitivity live

Price	-10% $901	-5% $816	+0% $731	+5% $647	+10% $562
Rent	-10% $489	-5% $610	+0% $731	+5% $852	+10% $974
Rate	-1.0pp $855	-0.5pp $794	base $731	+0.5pp $668	+1.0pp $603

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,068
Total (2 units)			$3,068

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 E 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,850	$1.16	25d	1	0.39mi
1004 E 10th St Lehigh Acres, FL	3.0	2.0	1406	$2,100	$1.49	12d	1	0.66mi
805 E 13th St Lehigh Acres, FL	3.0	2.0	1407	$1,795	$1.28	4d	1	0.70mi
1407 8th Ave Lehigh Acres, FL	3.0	2.5	1892	$2,300	$1.22	25d	1	0.93mi
414 E 12th St Lehigh Acres, FL	3.0	2.0	1225	$1,500	$1.22	25d	1	0.94mi
503 E 13th St Lehigh Acres, FL	3.0	2.0	1248	$2,300	$1.84	25d	1	0.96mi
301 E 12th St Lehigh Acres, FL	3.0	2.0	1305	$1,700	$1.30	25d	1	1.11mi
808 Greenwood Ave Lehigh Acres, FL	3.0	2.0	1419	$1,800	$1.27	25d	1	1.15mi
702 Broadway Ave Lehigh Acres, FL	3.0	2.0	2394	$1,650	$0.69	25d	1	1.20mi
809 Lincoln Ave Lehigh Acres, FL	3.0	2.0	2192	$2,775	$1.27	25d	1	1.23mi
1224 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1347	$1,595	$1.18	17d	1	1.29mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	25d	1	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $244,900 Active 37 DOM
2. 2026-06-17
   days on market $244,900 Active 33 DOM
3. 2026-06-16
   days on market $244,900 Active 32 DOM
4. 2026-06-15
   days on market $244,900 Active 31 DOM
5. 2026-06-13
   days on market $244,900 Active 29 DOM
6. 2026-06-10
   days on market $244,900 Active 26 DOM
7. 2026-06-09
   days on market $244,900 Active 25 DOM
8. 2026-06-08
   days on market $244,900 Active 24 DOM
9. 2026-06-07
   days on market $244,900 Active 23 DOM
10. 2026-06-03
    days on market $244,900 Active 19 DOM
11. 2026-06-02
    days on market $244,900 Active 18 DOM
12. 2026-06-01
    days on market $244,900 Active 17 DOM
13. 2026-05-31
    days on market $244,900 Active 16 DOM
14. 2026-05-19
    price $244,900
15. 2026-05-15
    listed $275,000 Active
16. 2025-07-15
    historical
17. 2024-07-15
    listed $359,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $36,816
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$7,124
• Taxable income: $5,185
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $7,531/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.

Condition & rehab AI · 10 photos

Average 55/100 Cosmetic rehab

A well-maintained but dated duplex with cosmetic updates needed to enhance its curb appeal and rental value.

Repairs flagged

• Minor Exterior siding — Weathered but not damaged
• Minor Paint — Faded but not peeling

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Re-carpeting or flooring upgrade — Improves living space and rental appeal
• Both Painting interior walls — Enhances interior aesthetics and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered but not damaged	Minor	$500–3,000
Paint · Faded but not peeling	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Re-carpeting or flooring upgrade — Improves living space and rental appeal ↑
• Both Painting interior walls — Enhances interior aesthetics and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-32.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $244,900 Beaches MLS
• 2026-05-15 Listed $275,000 Beaches MLS
• 2025-07-15 Listing Removed — Beaches MLS
• 2024-07-15 Listed $359,900 Beaches MLS