3015 6th St W · Lehigh Acres, FL 33971

$204,900

2 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 132 Days on market

Built 1987 0.25 ac lot Est $309k · 34% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding Value! Large home located on dead end street. Tile throughout. Has additional rooms that can be used as a 3rd bedroom. Large family room and kitchen. Big backyard with covered tile patio. Close to major roads and shopping.

Key facts

• 2023 water heater
• 2017 roof
• 2017 hvac system

Tags

• 2017 ROOF
• 2017 HVAC SYSTEM
• 2023 WATER HEATER

Property features AI

Finance

• Other: Lot is approximately 0.25 acres with regular, rectangular dimensions; City view; County maintained, paved road access; Zoning: RS-1
• HOA & community: Non-gated community; HOA provides street lights and trash removal; No community amenities listed (see remarks)

Exterior

• Parking: Paved driveway
• Utilities: Central water; Septic sewer; Cable available
• Home design: Single-family, 1 story (ranch); Residential property; Rear exposure facing south; Development: Lehigh Acres
• Construction: Built in 1987; Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows
• Exterior features: Patio

Interior

• Kitchen: Electric cooktop; Range; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms plus den
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Vaulted ceiling; Screened lanai/porch; See remarks
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/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 $201k (1.8% below list).
• Recommended offer: $180k (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 (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 31% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 132 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $205k implies a 471% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $309,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3015 2nd St W	0.31mi	3/2.0 (+1)	1,528 (-2%)	8mo	$272,000	$178	70
2909 6th St W	0.21mi	3/2.0 (+1)	1,630 (+4%)	12mo	$335,000	$206	68
3314 10th St W	0.48mi	3/2.0 (+1)	1,599 (+2%)	2mo	$363,000	$227	67
3318 9th St W	0.48mi	3/2.0 (+1)	1,630 (+4%)	4mo	$315,000	$193	62
2804 1st St W	0.54mi	3/2.0 (+1)	1,487 (-5%)	0mo	$264,097	$178	62
3000 3rd St SW	0.57mi	3/2.0 (+1)	1,630 (+4%)	1mo	$309,998	$190	60
2918 15th St W	0.60mi	3/2.0 (+1)	1,630 (+4%)	2mo	$320,000	$196	58
2721 1st St W	0.57mi	3/2.0 (+1)	1,630 (+4%)	8mo	$322,998	$198	54
2817 8th St W	0.34mi	3/2.5 (+1)	1,345 (-14%)	2mo	$280,000	$208	52
3111 11th St W	0.33mi	3/2.5 (+1)	1,345 (-14%)	10mo	$305,000	$227	46
1200 Rita	0.69mi	3/2.0 (+1)	1,630 (+4%)	12mo	$360,000	$221	45
3001 2nd St SW	0.54mi	3/2.0 (+1)	1,789 (+14%)	17mo	$320,000	$179	31

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-18,158
• Equity at exit: $30,551

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-11,818
• Equity at exit: $17,716

Cash invested: $57,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$100 /mo · $1,198/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $330

Break-even live

Break-even rent $1,595

Max offer price $204,900

Occupancy floor 79%

Sensitivity live

Price	-10% $446	-5% $388	+0% $330	+5% $272	+10% $214
Rent	-10% $171	-5% $250	+0% $330	+5% $409	+10% $489
Rate	-1.0pp $433	-0.5pp $382	base $330	+0.5pp $277	+1.0pp $223

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3109 8th St SW Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.14mi
3109 10th St W Lehigh Acres, FL	3.0	2.0	1472	$1,950	$1.32	24d	1	0.25mi
2916 9th St W Lehigh Acres, FL	3.0	2.0	1053	$1,750	$1.66	24d	1	0.26mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,085	$1.13	2d	1	0.28mi
2902 7th St W Lehigh Acres, FL	3.0	2.0	1841	$2,215	$1.20	15d	1	0.28mi
3208 9th St W Lehigh Acres, FL	3.0	2.0	1423	$1,916	$1.35	4d	1	0.29mi
3310 9th St W Lehigh Acres, FL	3.0	2.0	1488	$2,300	$1.55	16d	1	0.39mi
3310 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	0.47mi
3312 11th St W Lehigh Acres, FL	3.0	2.5	1354	$2,000	$1.48	4d	1	0.48mi
2913 14th St W Lehigh Acres, FL	3.0	2.0	1629	$2,400	$1.47	2d	1	0.51mi
2820 14th St W Lehigh Acres, FL	3.0	2.0	2007	$2,791	$1.39	4d	1	0.59mi
3405 4th St W Lehigh Acres, FL	3.0	2.0	1184	$1,715	$1.45	14d	1	0.62mi
2918 16th St Lehigh Acres, FL	3.0	2.0	1324	$1,845	$1.39	22d	1	0.65mi
2614 7th St W Lehigh Acres, FL	3.0	2.0	1912	$2,500	$1.31	24d	1	0.69mi
2612 7th St W Lehigh Acres, FL	3.0	2.0	1492	$2,295	$1.54	24d	1	0.71mi
911 Sally Ave N Lehigh Acres, FL	3.0	2.0	1144	$1,521	$1.33	4d	1	0.75mi
2812 4th St SW Lehigh Acres, FL	3.0	2.0	1751	$1,856	$1.06	24d	1	0.75mi
3203 18th St W Lehigh Acres, FL	3.0	2.5	1710	$2,250	$1.32	24d	1	0.75mi
2916 7th St SW Lehigh Acres, FL	3.0	2.0	1357	$1,900	$1.40	24d	1	0.85mi
3508 3rd St SW Lehigh Acres, FL	3.0	2.0	1147	$1,699	$1.48	3d	1	0.95mi
3315 7th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,950	$1.61	24d	1	0.99mi
2615 19th St W Lehigh Acres, FL	3.0	2.0	1698	$2,000	$1.18	24d	1	1.03mi
3700 9th St W Lehigh Acres, FL	3.0	2.0	1600	$1,875	$1.17	3d	1	1.09mi
2611 20th St W Lehigh Acres, FL	3.0	2.0	2126	$2,556	$1.20	11d	1	1.10mi
3103 11th St SW Lehigh Acres, FL	3.0	2.0	1212	$1,800	$1.49	24d	1	1.11mi
2805 24th St W Lehigh Acres, FL	3.0	3.0	1980	$2,200	$1.11	24d	1	1.20mi
3016 25th St W Lehigh Acres, FL	3.0	2.0	1100	$1,555	$1.41	24d	1	1.22mi
3303 8th St SW Lehigh Acres, FL	3.0	2.0	1400	$2,250	$1.61	4d	1	1.22mi
8350 Tortoise Isle Ct Lehigh Acres, FL	3.0	2.0	1478	$1,595	$1.08	4d	1	1.23mi
57 Xelda Ave S Lehigh Acres, FL	3.0	3.0	1057	$2,200	$2.08	24d	1	1.24mi
3615 6th St SW Lehigh Acres, FL	3.0	2.0	1378	$1,825	$1.32	24d	1	1.26mi
2906 14th St SW Lehigh Acres, FL	3.0	2.0	1563	$2,450	$1.57	24d	1	1.27mi
8187 Gopher Tortoise Trl Lehigh Acres, FL	3.0	2.0	1555	$2,000	$1.29	24d	1	1.29mi
3704 6th St SW Lehigh Acres, FL	3.0	2.0	1100	$1,575	$1.43	20d	1	1.34mi
3402 13th St SW Lehigh Acres, FL	3.0	2.0	1117	$1,940	$1.74	4d	1	1.36mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	24d	1	1.36mi
2909 15th St SW Lehigh Acres, FL	3.0	2.0	1291	$1,800	$1.39	22d	1	1.36mi
3731 15th St W Lehigh Acres, FL	3.0	2.0	1406	$1,670	$1.19	4d	1	1.40mi
2608 25th St W Lehigh Acres, FL	3.0	2.0	1633	$2,300	$1.41	24d	1	1.40mi
1923 Sunniland Blvd Lehigh Acres, FL	3.0	2.5	1638	$2,200	$1.34	24d	1	1.41mi

Listing history 21 events

1. 2026-06-17
   days on market $204,900 Active 132 DOM
2. 2026-06-16
   days on market $204,900 Active 131 DOM
3. 2026-06-15
   days on market $204,900 Active 130 DOM
4. 2026-06-13
   days on market $204,900 Active 128 DOM
5. 2026-06-10
   days on market $204,900 Active 125 DOM
6. 2026-06-09
   days on market $204,900 Active 124 DOM
7. 2026-06-07
   days on market $204,900 Active 122 DOM
8. 2026-06-02
   days on market $204,900 Active 117 DOM
9. 2026-06-01
   days on market $204,900 Active 116 DOM
10. 2026-06-01
    days on market $204,900 Active 115 DOM
11. 2026-05-11
    status Active
12. 2026-05-04
    status Pending With Contingencies
13. 2026-04-09
    price $214,900
14. 2026-02-23
    price $224,900
15. 2026-02-11
    price $234,900
16. 2026-01-29
    listed $239,900 Active
17. 2012-02-09
    soldstatus $35,900 235-char remark

    Show marketing remark (235 chars)

    Outstanding Value! Large home located on dead end street. Tile throughout. Has additional rooms that can be used as a 3rd bedroom. Large family room and kitchen. Big backyard with covered tile patio. Close to major roads and shopping.

18. 2005-05-18
    soldstatus $175,000
19. 2005-02-16
    listed $40,000
20. 2000-10-19
    soldstatus $69,300
21. 2000-07-18
    listed $69,900

ⓘ 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: $1,198 · $100/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$502/yr (+$42/mo · 41.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $24,146
• − Mortgage interest: −$11,478
• − Property taxes: −$1,198
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$5,961
• Taxable income: $621
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,809/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

+207.4% since first listed

11 events — show timeline

• 2026-05-11 Relisted — BEARMLS
• 2026-05-04 Pending — BEARMLS
• 2026-04-09 Price Changed $214,900 BEARMLS
• 2026-02-23 Price Changed $224,900 BEARMLS
• 2026-02-11 Price Changed $234,900 BEARMLS
• 2026-01-29 Listed $239,900 BEARMLS
• 2012-02-09 Sold (MLS) $35,900 FORTMLS
• 2005-05-18 Sold (Public Records) $175,000 Public Records
• 2005-02-16 Listed $40,000 FORTMLS
• 2000-10-19 Sold (Public Records) $69,300 Public Records
• 2000-07-18 Listed $69,900 FORTMLS

Property tax history

+2.8%/yr

Latest (2025): $1,198 · +12.3% YoY. Source: county tax records.