1522 E 12th St · Lehigh Acres, FL 33972

$375,000

4 bd · 4.0 ba · 2,218 sqft · MultiFamily public records · 51 Days on market

Built 2007 10,345 sqft lot

---

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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

Key facts

• Fenced all around
• 0.24 acre lot
• Built 2007

Tags

• PRIME LEHIGH ACRES LOCATION
• FENCED ALL AROUND
• ACCORDION HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Gross scheduled income $30,000; Operating expenses $5,000; Tenant pays cable TV; Pets allowed
• HOA & community: No association fee

Exterior

• Utilities: Well water; Septic tank sewer; Cable available
• Home design: Resale property; Zoned RM-2
• Construction: Block and concrete construction; See remarks regarding construction details; Shingle roof
• Exterior features: Fenced yard; Lot dimensions approximately 100 x 125

Interior

• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive. Per door: $212/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 $368k (1.8% below list).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,684/mo this rent would consume 60% of the median local household income ($74k/yr) (locally 190% 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 $3k of loan paydown is wiped out by about $11k 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 51 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $264k; 42% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-24,889
• Equity at exit: $55,914

10-year hold

• IRR: 5.9%
• Equity multiple: 1.49×
• Total profit: $51,156
• Equity at exit: $32,423

Cash invested: $105,000 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $3,684 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$363 /mo · $4,354/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $425

Break-even live

Break-even rent $3,146

Max offer price $375,000

Occupancy floor 83%

Sensitivity live

Price	-10% $637	-5% $531	+0% $425	+5% $319	+10% $212
Rent	-10% $134	-5% $279	+0% $425	+5% $570	+10% $716
Rate	-1.0pp $614	-0.5pp $520	base $425	+0.5pp $328	+1.0pp $229

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,684
Total (2 units)			$3,684

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 E 12th St Lehigh Acres, FL	3.0	2.0	1600	$1,850	$1.16	24d	1	0.39mi
1004 E 10th St Lehigh Acres, FL	3.0	2.0	1406	$2,100	$1.49	11d	1	0.66mi
805 E 13th St Lehigh Acres, FL	3.0	2.0	1407	$1,795	$1.28	3d	1	0.70mi
1407 8th Ave Lehigh Acres, FL	3.0	2.5	1892	$2,300	$1.22	24d	1	0.93mi
814 Gerald Ave Lehigh Acres, FL	4.0	2.0	1933	$1,950	$1.01	3d	1	1.00mi
808 Greenwood Ave Lehigh Acres, FL	3.0	2.0	1419	$1,800	$1.27	24d	1	1.15mi
702 Broadway Ave Lehigh Acres, FL	3.0	2.0	2394	$1,650	$0.69	24d	1	1.20mi
809 Lincoln Ave Lehigh Acres, FL	3.0	2.0	2192	$2,775	$1.27	24d	1	1.23mi
1119 Clayton Ave Lehigh Acres, FL	5.0	2.0	2196	$2,405	$1.10	2d	1	1.23mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	24d	1	1.47mi

Listing history 28 events

1. 2026-06-17
   days on market $375,000 Active 51 DOM
2. 2026-06-16
   days on market $375,000 Active 50 DOM
3. 2026-06-15
   days on market $375,000 Active 49 DOM
4. 2026-06-13
   days on market $375,000 Active 47 DOM
5. 2026-06-10
   days on market $375,000 Active 44 DOM
6. 2026-06-09
   days on market $375,000 Active 43 DOM
7. 2026-06-08
   days on market $375,000 Active 42 DOM
8. 2026-06-07
   days on market $375,000 Active 41 DOM
9. 2026-06-03
   days on market $375,000 Active 37 DOM
10. 2026-06-02
    days on market $375,000 Active 36 DOM
11. 2026-06-01
    days on market $375,000 Active 35 DOM
12. 2026-05-31
    days on market $375,000 Active 34 DOM
13. 2026-04-27
    listed $375,000 Active
14. 2026-04-26
    historical
15. 2025-11-04
    listed $392,000 Active
16. 2021-03-22
    soldstatus $263,500
17. 2021-03-19
    soldstatus $263,500 Closed 688-char remark

    Show marketing remark (688 chars)

    Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

18. 2021-02-16
    status Pending 688-char remark

    Show marketing remark (688 chars)

    Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

19. 2021-02-05
    listed $259,900 Active 688-char remark

    Show marketing remark (688 chars)

    Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

20. 2021-02-05
    listed $259,900 Active

    Show marketing remark (688 chars)

    Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

21. 2021-02-05
    historical

    Show marketing remark (688 chars)

    Calling out all investors. Great investment opportunity. Each tenant pays $1,200x2=$2,400 a month, Current lease agreement Includes monthly lawn care, water maintenance for both sides, A/C filter change. Septic & Drainage replace 2018,New water system on 1522 side, Both sides have custom kitchen cabinets, 1522 renovated shower in master bath. Accordion hurricane shutters installed 2020, Private metal fence with divider. Newly painted interiorly & exteriorly prior to most recent lease. 1522 lease expires June 1,2021 and would like to stay. 1520 lease expires February 8 and wants to renew. Showings will be approved after buyer provides proof of funds or approval letter.

22. 2017-10-30
    soldstatus $170,000
23. 2011-02-28
    soldstatus $66,700
24. 2011-02-22
    soldstatus $66,700
25. 2011-02-22
    price $67,900
26. 2009-11-17
    soldstatus $39,000
27. 2009-11-17
    price $45,000
28. 2009-11-17
    soldstatus $39,000

ⓘ 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: $4,354 · $363/mo
• Projected year-2 tax: $4,354 · $363/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 4/10 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: $44,208
• − Mortgage interest: −$21,006
• − Property taxes: −$4,354
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,537
• − Management: −$3,537
• − Depreciation: −$10,909
• Taxable loss: −$1,010
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $5,339/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

+861.5% since first listed

16 events — show timeline

• 2026-04-27 Listed $375,000 FORTMLS
• 2026-04-26 Listing Removed — FORTMLS
• 2025-11-04 Listed $392,000 FORTMLS
• 2021-03-22 Sold (Public Records) $263,500 Public Records
• 2021-03-19 Sold (MLS) $263,500 FORTMLS
• 2021-02-16 Pending — FORTMLS
• 2021-02-05 Listing Removed — FORTMLS
• 2021-02-05 Listed $259,900 FORTMLS
• 2021-02-05 Listed $259,900 FORTMLS
• 2017-10-30 Sold (Public Records) $170,000 Public Records
• 2011-02-28 Sold (Public Records) $66,700 Public Records
• 2011-02-22 Price Changed $67,900 FORTMLS
• 2011-02-22 Sold (MLS) $66,700 FORTMLS
• 2009-11-17 Sold (Public Records) $39,000 Public Records
• 2009-11-17 Price Changed $45,000 FORTMLS
• 2009-11-17 Sold (MLS) $39,000 FORTMLS

Property tax history

+9.6%/yr

Latest (2025): $4,354 · +5.5% YoY. Source: county tax records.