2201 E 5th St #23 · Lehigh Acres, FL 33936

$130,000

2 bd · 2.0 ba · 1,011 sqft · Condo public records · 4 Days on market

Built 1985 $270/mo HOA · 19% of rent

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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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Condo, unit on the second floor, 2 bedrooms and 2 baths tile floors, screened-in lanai with view to the Admiral Lehigh Golf Club and Resort, also features a swimming pool, and much more.

Key facts

• Assigned park
• Screened-in lanai
• Great view

Tags

• SCREENED-IN LANAI
• GREAT VIEW
• ACCESS TO SWIMMING POOL
• ASSIGNED PARK

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with quarterly fee; Association fee includes grounds maintenance, street lights and security; Community amenities: golf course, pool, management; Community of 30 units; Non-gated community with street lights

Exterior

• Parking: Assigned parking; Driveway; Guest parking; Paved parking; One assigned space
• Security: Smoke detector(s); Association provides security
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story property; Entry level: 2; Resale property; Faces east
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Community pool; West exposure; Has view

Interior

• Kitchen: Microwave; Range
• Bedrooms: Den; Screened porch
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Family/Dining room; Living/Dining room; Shower only; Separate shower; Walk-in closet(s); Split bedrooms; Unfurnished
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.2% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $123k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (-0.8%/yr); 644 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($51k/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 $899 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y 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 $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,265 (5.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.12% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 7.5

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-27,545
• Equity at exit: $19,383

10-year hold

• IRR: -33.1%
• Equity multiple: -0.17×
• Total profit: $-42,732
• Equity at exit: $11,240

Cash invested: $36,400 (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 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 644
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$682
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$54
• HOA: −$270
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-38

Break-even live

Break-even rent $1,498

Max offer price $123,265

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-1	+0% $-38	+5% $-75	+10% $-112
Rent	-10% $-153	-5% $-95	+0% $-38	+5% $19	+10% $76
Rate	-1.0pp $27	-0.5pp $-5	base $-38	+0.5pp $-72	+1.0pp $-106

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	5d	1	0.03mi
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	5d	1	0.17mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	25d	1	0.19mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	25d	1	0.24mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	25d	1	0.25mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	18d	2	0.33mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	25d	1	0.56mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	25d	1	0.60mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	16d	1	0.63mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	25d	1	0.81mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	25d	1	0.81mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	5d	1	0.86mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	25d	1	0.88mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	18d	1	0.90mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	5d	1	0.98mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	1.05mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	25d	1	1.15mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	25d	1	1.25mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	18d	1	1.35mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	25d	1	1.38mi
913 Canton Ave Lehigh Acres, FL	3.0	2.0	1180	$1,600	$1.36	23d	1	1.47mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-22
   days on market $130,000 Active 4 DOM
2. 2026-06-17
   remarks 340-char remark
3. 2026-06-17
   listed $130,000 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,397
• − Mortgage interest: −$7,282
• − Property taxes: −$2,131
• − Insurance: −$650
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$3,240
• − Depreciation: −$3,782
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $135/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): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• 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

-90.0% since first listed

37 events — show timeline

• 2026-06-17 Listed $130,000 FORTMLS
• 2026-06-12 Price Changed $1,300 NAPLESMLS
• 2026-06-07 Price Changed $1,350 NAPLESMLS
• 2026-06-03 Price Changed $1,300 NAPLESMLS
• 2026-05-31 Rental Removed $1,270 FORTMLS
• 2026-05-30 Listed for Rent $1,270 FORTMLS
• 2026-05-28 Price Changed $1,200 NAPLESMLS
• 2026-05-20 Rental Removed $1,350 FGCMLS
• 2026-05-20 Listed for Rent $1,350 FGCMLS
• 2026-05-20 Sold (Public Records) $100,000 Public Records
• 2026-05-15 Listed for Rent $1,350 NAPLESMLS
• 2026-05-14 Sold (MLS) $100,000 FORTMLS
• 2026-04-21 Pending — FORTMLS
• 2026-04-15 Listed $119,900 FORTMLS
• 2021-09-16 Listing Removed — FORTMLS
• 2021-08-02 Relisted — FORTMLS
• 2021-08-02 Price Changed $91,000 FORTMLS
• 2021-07-18 Pending — FORTMLS
• 2020-08-20 Listed $86,000 FORTMLS
• 2020-07-31 Listing Removed — FORTMLS
• 2020-03-25 Listed $86,000 FORTMLS
• 2020-01-31 Listing Removed — FORTMLS
• 2019-12-12 Price Changed $99,000 FORTMLS
• 2019-11-14 Relisted — FORTMLS
• 2019-11-08 Listing Removed — FORTMLS
• 2019-10-20 Listed $115,000 FORTMLS
• 2019-06-30 Listing Removed — FORTMLS
• 2019-02-07 Listed $109,900 FORTMLS
• 2010-05-27 Price Changed $19,900 FORTMLS
• 2010-05-26 Sold (MLS) $18,500 FORTMLS
• 2007-07-11 Listing Removed — FORTMLS
• 2007-04-11 Listed $134,900 FORTMLS
• 2005-10-12 Sold (Public Records) $116,000 Public Records
• 2003-07-18 Sold (Public Records) $76,000 Public Records
• 2003-06-23 Sold (MLS) $76,000 FORTMLS
• 2003-06-22 Price Changed $79,900 FORTMLS
• 2002-02-21 Sold (Public Records) $1,300,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $2,131 · +10.9% YoY. Source: county tax records.