4545/4547 26th St SW · Lehigh Acres, FL 33973

$349,888

4 bd · 4.0 ba · 1,928 sqft · MultiFamily · 133 Days on market

Built 2004 0.28 ac lot ↓ 13% since listing

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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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• 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

Discover the best value duplex in the area, perfectly positioned in the highly sought-after Southwest Lehigh neighborhood. Sitting on an oversized, fully fenced 0.30-acre lot, this property offers space, privacy, and outstanding investment or owner-occupant potential. Each unit is thoughtfully designed for comfort and functionality. One side features tile flooring throughout, while the other offers tile in the living areas with carpeted bedrooms, providing a warm and inviting feel. The huge primary bedroom is a true retreat, complete with an en-suite full bathroom featuring a bathtub and floor-to-ceiling tile for a clean, modern look. The spacious kitchens offer ample cabinetry and storage,

Key facts

• Newer appliances
• Screened lanai
• Spacious kitchens

Tags

• OVERSIZED FULLY FENCED LOT
• TILE FLOORING THROUGHOUT
• EN-SUITE FULL BATHROOM
• SCREENED LANAI
• SPACIOUS KITCHENS
• NEWER APPLIANCES

Property features AI

Finance

• Financial info: Annual net income reported: $36,000; Tenants pay electricity, water and sewer
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Cable available; High-speed internet/BB available; Electricity available and connected; Phone service available
• Home design: Residential income property (duplex); Single building with 2 units; RM-2 zoning; Lot roughly 0.28 acres (approximately 100 x 125)
• Construction: Block construction; Shingle roof; Block and slab foundation; Built as a single building containing two apartments
• Exterior features: Fenced yard; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Eat-in kitchen; Kitchen open to family room; Solid surface counters
• Bedrooms: 4 total bedrooms (includes bedrooms across two units: each unit has 2 bedrooms)
• Bathrooms: 4 total bathrooms (each unit has 2 bathrooms)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Solid surface counters; Window treatments
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive. Per door: $38/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (9.8% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 falling (-7.0%/yr); 295 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,156/mo this rent would consume 63% 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 133 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (13%) 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; moderate wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,901 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

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: $-61,106
• Equity at exit: $52,169

10-year hold

• IRR: -17.9%
• Equity multiple: 0.16×
• Total profit: $-82,590
• Equity at exit: $30,252

Cash invested: $97,969 (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: 295
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $3,156 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $75

Break-even live

Break-even rent $3,061

Max offer price $349,888

Occupancy floor 93%

Sensitivity live

Price	-10% $317	-5% $196	+0% $75	+5% $-46	+10% $-167
Rent	-10% $-174	-5% $-49	+0% $75	+5% $200	+10% $325
Rate	-1.0pp $251	-0.5pp $164	base $75	+0.5pp $-15	+1.0pp $-108

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,156
Total (2 units)			$3,156

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: $87,472
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4614 25th St SW Lehigh Acres, FL	3.0	2.0	2328	$1,300	$0.56	23d	1	0.20mi
2202 Haviland Ave S Lehigh Acres, FL	3.0	2.0	1288	$1,900	$1.48	5d	1	0.22mi
4621 25th St SW Lehigh Acres, FL	3.0	2.0	1280	$1,950	$1.52	20d	1	0.23mi
4621 25th St SW Lehigh Acres, FL	3.0	2.0	1280	$1,950	$1.52	25d	1	0.23mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	4d	1	0.26mi
4543 21st St SW Lehigh Acres, FL	3.0	2.0	1228	$1,600	$1.30	5d	1	0.26mi
4541 21st St SW Lehigh Acres, FL	3.0	2.0	2228	$1,695	$0.76	25d	1	0.26mi
4449 26th St SW Lehigh Acres, FL	3.0	2.0	2242	$1,900	$0.85	25d	1	0.28mi
4646 24th St SW Lehigh Acres, FL	3.0	2.0	1600	$1,600	$1.00	25d	1	0.36mi
4421 25th St SW Lehigh Acres, FL	3.0	2.0	1253	$1,250	$1.00	12d	1	0.40mi
4700-4702 22nd St SW Unit 4700 Lehigh Acres, FL	3.0	2.0	1260	$2,050	$1.63	25d	1	0.40mi
4660 26th St SW Unit 4662 Lehigh Acres, FL	3.0	2.0	2246	$1,700	$0.76	21d	1	0.41mi
1578 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1728	$2,000	$1.16	25d	1	0.47mi
4708 27th St SW Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.49mi
4710 27th St SW Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.49mi
10525 Timber Creek Dr Fort Myers, FL	4.0	3.0	2032	$3,100	$1.53	5d	1	0.49mi
10525 Timber Creek Dr Fort Myers, FL	4.0	3.0	2032	$3,100	$1.53	16d	1	0.49mi
4734 22nd St SW Lehigh Acres, FL	3.0	2.0	2349	$1,850	$0.79	25d	1	0.54mi
4719 28th St SW Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	0.54mi
14279 Winding Cedar Way Fort Myers, FL	4.0	3.0	2032	$3,000	$1.48	4d	1	0.54mi
10575 Timber Creek Dr Fort Myers, FL	3.0	3.0	2434	$10,000	$4.11	25d	1	0.55mi
4720 29th St SW Unit 4722 Lehigh Acres, FL	3.0	2.0	2394	$2,400	$1.00	25d	1	0.57mi
4722 29th St SW Lehigh Acres, FL	3.0	2.0	1227	$1,800	$1.47	25d	1	0.57mi
4501 15th St SW Unit 4501 Lehigh Acres, FL	3.0	2.0	2383	$1,800	$0.76	25d	1	0.58mi
4743 14th St SW Lehigh Acres, FL	3.0	2.0	2340	$1,700	$0.73	25d	1	0.62mi
4713 13th St SW Lehigh Acres, FL	3.0	2.0	2320	$1,600	$0.69	5d	1	0.63mi
4518 14th St SW Lehigh Acres, FL	3.0	2.0	2376	$2,000	$0.84	25d	1	0.64mi
1502 Gretchen Ave S Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	5d	1	0.65mi
4221 18th St SW Lehigh Acres, FL	3.0	2.5	1600	$2,600	$1.62	15d	1	0.75mi
14158 Gardeners Way Fort Myers, FL	3.0	2.5	1871	$2,600	$1.39	4d	1	0.76mi
11127 Canopy Loop Fort Myers, FL	3.0	3.0	2434	$3,275	$1.35	25d	1	0.76mi
11091 Canopy Loop Fort Myers, FL	4.0	3.0	2032	$3,300	$1.62	5d	1	0.76mi
1110 Hightower Ave S Lehigh Acres, FL	3.0	2.0	1227	$1,325	$1.08	25d	1	0.77mi
4800 15th St SW Lehigh Acres, FL	3.0	2.0	2522	$1,800	$0.71	23d	1	0.79mi
11171 Canopy Loop Fort Myers, FL	3.0	3.0	2434	$3,000	$1.23	15d	1	0.82mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	21d	1	0.82mi
4806 24th St SW Lehigh Acres, FL	3.0	2.0	2252	$1,650	$0.73	5d	1	0.87mi
4806 24th St SW Lehigh Acres, FL	3.0	2.0	2252	$1,650	$0.73	12d	1	0.87mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,800	$0.90	23d	1	0.92mi
723 Ivan Ave S Lehigh Acres, FL	3.0	2.0	2000	$1,850	$0.93	25d	1	0.92mi

Listing history 21 events

1. 2026-06-02
   days on market $349,888 Active 133 DOM
2. 2026-06-01
   days on market $349,888 Active 132 DOM
3. 2026-06-01
   days on market $349,888 Active 131 DOM
4. 2026-03-24
   historical
5. 2026-03-24
   historical
6. 2026-03-04
   price $349,888
7. 2026-02-28
   price $349,898
8. 2026-02-24
   price $365,000
9. 2026-02-23
   price $368,888
10. 2026-02-18
    price $369,888
11. 2026-02-18
    price $369,888
12. 2026-02-09
    price $370,000
13. 2026-02-09
    price $370,000
14. 2026-02-05
    price $385,000
15. 2026-02-05
    price $385,000
16. 2026-01-28
    price $390,000
17. 2026-01-22
    price $395,000
18. 2026-01-22
    price $395,000
19. 2026-01-20
    listed $400,000 Active
20. 2026-01-20
    listed $400,000 Active
21. 2026-01-12
    listed $400,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $37,872
• − Mortgage interest: −$19,599
• − Property taxes: −$5,248
• − Insurance: −$1,749
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − Depreciation: −$10,179
• Taxable loss: −$4,963
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $2,094/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

-12.5% since first listed

18 events — show timeline

• 2026-03-24 Listing Removed — FORTMLS
• 2026-03-24 Listing Removed — MARMLS
• 2026-03-04 Price Changed $349,888 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $349,898 FORTMLS
• 2026-02-24 Price Changed $365,000 FORTMLS
• 2026-02-23 Price Changed $368,888 FORTMLS
• 2026-02-18 Price Changed $369,888 MARMLS
• 2026-02-18 Price Changed $369,888 FORTMLS
• 2026-02-09 Price Changed $370,000 MARMLS
• 2026-02-09 Price Changed $370,000 FORTMLS
• 2026-02-05 Price Changed $385,000 MARMLS
• 2026-02-05 Price Changed $385,000 FORTMLS
• 2026-01-28 Price Changed $390,000 FORTMLS
• 2026-01-22 Price Changed $395,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $395,000 FORTMLS
• 2026-01-20 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $400,000 MARMLS
• 2026-01-12 Listed $400,000 FORTMLS