510 Beach Ave S · Lehigh Acres, FL 33974

$219,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 3 Days on market

Built 2005 10,001 sqft lot Est $301k · 27% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Listing remarks MLS

Your home search ends here! This charming home has been freshly painted inside and just had brand new carpet installed. This great room floor plan offers a large kitchen that is open to a spacious living area. There is a breakfast bar and all appliances in the kitchen. Just off the great room is a computer nook, 2 guest bedrooms and a guest bath with a combo tub/shower. On the other side of the house is the master suite. There is plenty of room in the backyard to add a pool. Schedule your exclusive showing today.

Key facts

• Newer hot water tank
• Tile flooring
• New blinds

Tags

• FRESHLY PAINTED INTERIOR
• FRESHLY PAINTED EXTERIOR
• TILE FLOORING
• NEW BLINDS
• IMPACT WINDOWS
• NEWER HOT WATER TANK

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 cars
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story residence; Resale property; Faces east
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Room for a pool; Rectangular lot; Canal access waterfront; West exposures; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Family/Dining room; Living/Dining room; Pantry; Tub with shower; Cable TV; Vaulted ceilings; Walk-in closets; Split bedroom layout; Single hung, sliding and impact glass windows with shutters
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $197k (10.0% below list).
• Recommended offer: $197k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+, 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); 2460 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $106k; list at $219k implies a 107% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,035 (10.0% 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. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $301,464
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Craft St E	0.58mi	3/2.0	1,325 (+4%)	1mo	$270,000	$204	66
944 Dobbins St E	0.58mi	3/2.0	1,327 (+4%)	23mo	$315,000	$237	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.96×
• Total profit: $120,315
• Equity at exit: $197,293

10-year hold

• IRR: 21.2%
• Equity multiple: 6.52×
• Total profit: $338,581
• Equity at exit: $425,469

Cash invested: $61,320 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $107

Break-even live

Break-even rent $1,835

Max offer price $219,000

Occupancy floor 90%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Kent St E Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	16d	1	0.21mi
538 Cypress Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	3d	1	0.27mi
538 Flamingo Ave S Lehigh Acres, FL	3.0	2.0	1272	$1,791	$1.41	3d	1	0.35mi
970 Lakeside Dr Lehigh Acres, FL	3.0	2.0	1325	$1,800	$1.36	19d	1	0.36mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	24d	1	0.37mi
442 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1365	$1,750	$1.28	3d	1	0.39mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	19d	1	0.48mi
940 Sterling St E Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	3d	1	0.53mi
954 Pilgrim St E Lehigh Acres, FL	3.0	2.0	1246	$1,625	$1.30	2d	1	0.56mi
459 Lackey Ave S Lehigh Acres, FL	4.0	2.0	1833	$1,825	$1.00	2d	1	0.58mi
462 Lampion Ave S Unit Main house Lehigh Acres, FL	3.0	2.0	1089	$1,600	$1.47	3d	1	0.73mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	0.74mi
947 Grant Blvd Lehigh Acres, FL	4.0	2.0	1650	$2,145	$1.30	24d	1	0.77mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	24d	1	0.79mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.91mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	0.91mi
444 Genoa Ave S Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	21d	1	0.91mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	14d	1	0.94mi
382 McArthur Blvd Lehigh Acres, FL	3.0	2.0	1055	$2,200	$2.09	24d	1	0.96mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.97mi
459 Lockport Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	24d	1	0.98mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	0.98mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	3d	1	0.99mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	24d	1	0.99mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	24d	1	1.01mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	2d	1	1.03mi
886 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1205	$1,900	$1.58	24d	1	1.03mi
327 Lester Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,195	$1.39	2d	1	1.06mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	21d	1	1.07mi
635 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1029	$1,300	$1.26	24d	1	1.07mi
1125 Chipley St Unit 1 Lehigh Acres, FL	2.0	1.0	950	$1,350	$1.42	3d	1	1.11mi
1252 County St E Lehigh Acres, FL	4.0	2.0	1571	$1,995	$1.27	24d	1	1.12mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	11d	1	1.14mi
874 Apartment St Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	24d	1	1.16mi
1122 Randolph St Lehigh Acres, FL	3.0	2.0	1550	$2,100	$1.35	24d	1	1.20mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	24d	1	1.24mi
1226 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.27mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	10d	1	1.28mi
1228 Chrisholm St Lehigh Acres, FL	4.0	2.0	1811	$2,500	$1.38	2d	1	1.28mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.29mi

Listing history 5 events

1. 2026-06-18
   status $219,000 Active 3 DOM
2. 2026-06-15
   status $219,000 Pending 3 DOM
3. 2026-06-15
   days on market $219,000 Active 3 DOM
4. 2026-06-13
   remarks 695-char remark
5. 2026-06-13
   listed $219,000 Active 1 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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $23,644
• − Mortgage interest: −$12,267
• − Property taxes: −$2,516
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$6,371
• Taxable loss: −$2,389
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,859/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+357.2% since first listed

8 events — show timeline

• 2026-06-12 Listed $219,000 FORTMLS
• 2015-10-09 Price Changed $106,000 FORTMLS
• 2015-10-08 Sold (MLS) $106,000 FORTMLS
• 2015-10-06 Price Changed $110,000 FORTMLS
• 2015-09-25 Pending — FORTMLS
• 2015-09-18 Listed $110,000 FORTMLS
• 2009-05-07 Sold (MLS) $47,000 FORTMLS
• 2009-03-31 Price Changed $47,900 FORTMLS

Property tax history

+9.3%/yr

Latest (2022): $2,516 · +17.5% YoY. Source: county tax records.