4600 Flora Ave S · Lehigh Acres, FL 33976

$315,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 258 Days on market

Built 2006 10,672 sqft lot Est $304k · 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +5.8/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.1/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

This is a great 3 bedroom 2 bath, freshly painted with new carpet. Has a lanai and 2 car garage. The master bedroom has a huge walk-in closet. Location is great for Lehigh residents to commute to Fort Myers down Alabama to HWY 82 and off West to Daniels or North to Downtown Ft Myers. If you wish to get into downtown Lehigh take Alabama East to Homestead and everything is right there. There's lots of room for a pool in the big back yard, house sits on a corner lot down a quiet dead-end street. Agents please read remarks.

Key facts

• Cathedral ceilings
• Tiled shower
• 0.24 acre lot

Tags

• DIMENSIONAL SHINGLE ROOF
• STAINLESS STEEL APPLIANCES
• PORCELAIN TILED FLOORING
• REMODELED MASTER BATH
• TILED SHOWER
• CATHEDRAL CEILINGS

Property features AI

Finance

• Other: Corner lot on a dead-end street; Lot dimensions approximately 80 x 136 x 80 x 136 (appraiser); Lot size about 0.245 acres; Zoning: RS-1; Exposed to the east
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener; Two covered spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available; High-speed internet available; Public maintained paved road
• Home design: Single-story; Entry level: 1; Faces west
• Construction: Block, concrete and stone construction; Shingle roof; Resale property
• Exterior features: Room for pool; Manual shutters; Lanai (open, screened); Porch; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water purifier; Kitchen island; Pantry
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Cathedral ceilings; Kitchen island; Breakfast area; Living/Dining room; Pantry; Custom mirrors; Window treatments; Shutters; Double-hung windows; Walk-in closet(s); Split bedrooms; Shower only (separate shower)
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer included; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (34.3% below list).
• Recommended offer: $207k (34.3% below list) — sets the bar for 1% rule.

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 soft (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $145k; list at $315k implies a 117% 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; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,846 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $303,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 46th St SW	0.05mi	3/2.0	1,532 (+8%)	9mo	$330,000	$215	76
4703 Joan Ave S	0.42mi	3/2.0	1,408 (-0%)	10mo	$270,000	$192	72
2907 48th St SW	0.33mi	3/2.0	1,503 (+6%)	9mo	$293,000	$195	66
3010 44th St SW	0.52mi	3/2.0	1,354 (-4%)	7mo	$305,000	$225	63
2905 43rd St SW	0.34mi	3/2.0	1,372 (-3%)	22mo	$299,990	$219	61
2807 48th St SW	0.21mi	3/2.0	1,545 (+9%)	20mo	$369,500	$239	58
2710 52nd St SW	0.37mi	3/2.0	1,587 (+12%)	8mo	$339,000	$214	56
2800 43rd St SW	0.23mi	3/2.0	1,551 (+10%)	22mo	$335,597	$216	54
1010 Alabama Rd S	0.52mi	3/2.0	1,258 (-11%)	4mo	$150,000	$119	54
4608 Connie Ave S	0.25mi	3/2.0	1,551 (+10%)	22mo	$309,999	$200	54
2916 41st St SW	0.51mi	3/2.0	1,600 (+13%)	12mo	$364,900	$228	44
3009 38th St SW	0.62mi	3/2.0	1,551 (+10%)	21mo	$333,000	$215	37

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: 20.4%
• Equity multiple: 2.64×
• Total profit: $144,973
• Equity at exit: $283,777

10-year hold

• IRR: 18.1%
• Equity multiple: 5.90×
• Total profit: $431,914
• Equity at exit: $611,976

Cash invested: $88,200 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-321

Break-even live

Break-even rent $2,474

Max offer price $258,371

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-231	+0% $-321	+5% $-410	+10% $-499
Rent	-10% $-484	-5% $-402	+0% $-321	+5% $-239	+10% $-157
Rate	-1.0pp $-162	-0.5pp $-240	base $-321	+0.5pp $-402	+1.0pp $-485

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4701 Connie Ave S Lehigh Acres, FL	3.0	2.0	1314	$1,900	$1.45	16d	1	0.28mi
2513 48th St SW Lehigh Acres, FL	3.0	2.0	1423	$1,750	$1.23	17d	1	0.30mi
2911 48th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,200	$1.28	12d	1	0.38mi
2819 51st St SW Lehigh Acres, FL	4.0	2.0	1472	$2,250	$1.53	25d	1	0.41mi
2908 51st St SW Lehigh Acres, FL	3.0	2.0	1401	$1,796	$1.28	5d	1	0.44mi
397 Pennfield Ave Lehigh Acres, FL	4.0	2.0	1780	$2,100	$1.18	25d	1	0.46mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,960	$1.40	5d	1	0.50mi
2916 42nd St SW Lehigh Acres, FL	3.0	2.0	1399	$1,930	$1.38	3d	1	0.50mi
2507 53rd St SW Lehigh Acres, FL	3.0	2.0	1714	$1,950	$1.14	5d	1	0.55mi
2512 54th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,750	$0.95	5d	1	0.55mi
4702 Loraine Ave S Lehigh Acres, FL	3.0	2.0	1354	$2,000	$1.48	16d	1	0.59mi
3001 37th St SW Lehigh Acres, FL	3.0	2.5	1235	$1,705	$1.38	25d	1	0.67mi
2517 56th St SW Lehigh Acres, FL	3.0	2.0	1104	$1,499	$1.36	4d	1	0.67mi
3012 40th St SW Lehigh Acres, FL	3.0	2.0	1427	$1,950	$1.37	25d	1	0.68mi
813 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1200	$1,495	$1.25	25d	1	0.68mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,100	$1.49	25d	1	0.82mi
507 Peerless Cir Lehigh Acres, FL	3.0	2.0	1408	$2,000	$1.42	5d	1	0.82mi
3102 39th St SW Lehigh Acres, FL	3.0	2.0	1097	$1,630	$1.49	23d	1	0.82mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	4d	1	0.83mi
3201 42nd St SW Lehigh Acres, FL	3.0	2.0	1571	$2,195	$1.40	5d	1	0.83mi
577 Pierre Cir Lehigh Acres, FL	3.0	2.0	1223	$1,540	$1.26	12d	1	0.88mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	17d	1	0.90mi
3114 39th St SW Lehigh Acres, FL	3.0	2.0	1493	$2,100	$1.41	5d	1	0.90mi
749 Alabama Rd S Unit 749 Lehigh Acres, FL	3.0	2.0	1275	$1,800	$1.41	3d	1	0.91mi
177 Pennfield St Lehigh Acres, FL	3.0	2.0	1250	$1,850	$1.48	25d	1	0.93mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1365	$1,799	$1.32	15d	1	1.02mi
2612 31st St Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	17d	1	1.02mi
325 Paulcrest Ave Lehigh Acres, FL	4.0	2.0	1619	$2,300	$1.42	25d	1	1.08mi
20517 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$2,050	$1.31	25d	1	1.17mi
20483 Copperhead Dr Unit 20483 Lehigh Acres, FL	3.0	3.0	1849	$2,300	$1.24	12d	1	1.17mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	25d	1	1.19mi
227 Pennfield St Lehigh Acres, FL	4.0	2.0	1732	$2,275	$1.31	25d	1	1.20mi
208 Pembroke St Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	1.20mi
664 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.21mi
662 Alabama Rd S Lehigh Acres, FL	3.0	2.0	1181	$1,200	$1.02	25d	1	1.21mi
234 Pullman St Lehigh Acres, FL	3.0	2.0	1392	$1,800	$1.29	25d	1	1.24mi
20559 Hazelnut Ct S Lehigh Acres, FL	2.0	2.0	1564	$1,750	$1.12	25d	1	1.24mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	5d	1	1.25mi
3313 36th St SW Lehigh Acres, FL	3.0	2.0	1723	$2,300	$1.33	25d	1	1.28mi
98 Milwaukee Blvd Lehigh Acres, FL	2.0	2.0	1221	$1,325	$1.09	5d	1	1.31mi

Listing history 19 events

1. 2026-06-22
   days on market $315,000 Active 258 DOM
2. 2026-06-17
   days on market $315,000 Active 254 DOM
3. 2026-06-16
   days on market $315,000 Active 253 DOM
4. 2026-06-16
   days on market $315,000 Active 252 DOM
5. 2026-06-13
   days on market $315,000 Active 250 DOM
6. 2026-06-09
   days on market $315,000 Active 246 DOM
7. 2026-06-07
   days on market $315,000 Active 244 DOM
8. 2026-06-02
   days on market $315,000 Active 239 DOM
9. 2026-06-01
   days on market $315,000 Active 238 DOM
10. 2026-06-01
    days on market $315,000 Active 237 DOM
11. 2025-10-06
    listed $315,000 Active
12. 2016-08-30
    soldstatus $144,900
13. 2016-08-26
    soldstatus $144,900 Sold 525-char remark

    Show marketing remark (525 chars)

    This is a great 3 bedroom 2 bath, freshly painted with new carpet. Has a lanai and 2 car garage. The master bedroom has a huge walk-in closet. Location is great for Lehigh residents to commute to Fort Myers down Alabama to HWY 82 and off West to Daniels or North to Downtown Ft Myers. If you wish to get into downtown Lehigh take Alabama East to Homestead and everything is right there. There's lots of room for a pool in the big back yard, house sits on a corner lot down a quiet dead-end street. Agents please read remarks.

14. 2016-07-29
    status Pending With Contingencies 525-char remark

    Show marketing remark (525 chars)

    This is a great 3 bedroom 2 bath, freshly painted with new carpet. Has a lanai and 2 car garage. The master bedroom has a huge walk-in closet. Location is great for Lehigh residents to commute to Fort Myers down Alabama to HWY 82 and off West to Daniels or North to Downtown Ft Myers. If you wish to get into downtown Lehigh take Alabama East to Homestead and everything is right there. There's lots of room for a pool in the big back yard, house sits on a corner lot down a quiet dead-end street. Agents please read remarks.

15. 2016-07-10
    listed $144,900 Active 525-char remark

    Show marketing remark (525 chars)

    This is a great 3 bedroom 2 bath, freshly painted with new carpet. Has a lanai and 2 car garage. The master bedroom has a huge walk-in closet. Location is great for Lehigh residents to commute to Fort Myers down Alabama to HWY 82 and off West to Daniels or North to Downtown Ft Myers. If you wish to get into downtown Lehigh take Alabama East to Homestead and everything is right there. There's lots of room for a pool in the big back yard, house sits on a corner lot down a quiet dead-end street. Agents please read remarks.

16. 2012-02-22
    soldstatus $183,500
17. 2005-09-28
    soldstatus $88,900
18. 2005-08-08
    soldstatus $139,410,000
19. 2004-12-03
    soldstatus $21,000

ⓘ 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: $2,058 · $172/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$556/yr (+$46/mo · 27.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $24,822
• − Mortgage interest: −$17,645
• − Property taxes: −$2,058
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$9,164
• Taxable loss: −$9,592
• Est. tax savings @ 24.0%: +$2,302
• After-tax cash flow: $-1,545/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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

+1400.0% since first listed

9 events — show timeline

• 2025-10-06 Listed $315,000 FORTMLS
• 2016-08-30 Sold (Public Records) $144,900 Public Records
• 2016-08-26 Sold (MLS) $144,900 FORTMLS
• 2016-07-29 Pending — FORTMLS
• 2016-07-10 Listed $144,900 FORTMLS
• 2012-02-22 Sold (Public Records) $183,500 Public Records
• 2005-09-28 Sold (Public Records) $88,900 Public Records
• 2005-08-08 Sold (Public Records) $139,410,000 Public Records
• 2004-12-03 Sold (Public Records) $21,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,058 · +4.2% YoY. Source: county tax records.