1221-1223 E 12th St · Lehigh Acres, FL 33972

$360,000

4 bd · 4.0 ba · 2,434 sqft · MultiFamily public records · 250 Days on market

Built 2006 10,432 sqft lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

This Beautiful duplex features 2 bedrooms 2 bathrooms a den and 1 car garage on each side.

Key facts

• Large backyard
• Canal views
• Nearby cities

Tags

• LARGE BACKYARD
• CANAL VIEWS
• EASY ACCESS TO MAIN ROADS
• NEARBY CITIES

Property features AI

Finance

• Other: Pets allowed
• Financial info: Gross scheduled income: $38,400; Operating expenses: $5,500; Actual monthly rent for unit: $1,600; Pro forma rent for unit: $1,600; Tenant is responsible for application fee, credit check, cable TV, electricity, pest control, and telephone
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached 1-car garage
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Single-story building; Resale property; Shingle roof; Zoned RM-2
• Construction: Block, concrete, and stucco construction
• Exterior features: Patio; Oversized lot; Publicly maintained road access; Well water

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Three-bedroom unit (1 unit total)
• Flooring: Concrete floors
• Bathrooms: 4 full bathrooms total in property; the main unit has 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Elevator

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive. Per door: $215/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $317k (12.0% 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; 7 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 $3,700/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 $2k 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 250 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $31k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $296k; 22% 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 $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-22,044
• Equity at exit: $53,677

10-year hold

• IRR: 6.5%
• Equity multiple: 1.54×
• Total profit: $54,472
• Equity at exit: $31,126

Cash invested: $100,800 (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: 16.2×

Monthly cashflow live

• Estimated rent: $3,700 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$456 /mo · $5,467/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $430

Break-even live

Break-even rent $3,156

Max offer price $360,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,700
Total (2 units)			$3,700

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	23d	1	0.64mi
1407 8th Ave Lehigh Acres, FL	3.0	2.5	1892	$2,300	$1.22	23d	1	0.77mi
1119 Clayton Ave Lehigh Acres, FL	5.0	2.0	2196	$2,405	$1.10	2d	1	0.98mi
809 Lincoln Ave Lehigh Acres, FL	3.0	2.0	2192	$2,775	$1.27	23d	1	1.07mi
814 Gerald Ave Lehigh Acres, FL	4.0	2.0	1933	$1,950	$1.01	3d	1	1.17mi
702 Broadway Ave Lehigh Acres, FL	3.0	2.0	2394	$1,650	$0.69	23d	1	1.24mi
915 Plumosa Ave Lehigh Acres, FL	4.0	2.0	1744	$1,901	$1.09	23d	1	1.43mi

Listing history 40 events

1. 2026-06-17
   days on market $360,000 Active 250 DOM
2. 2026-06-16
   days on market $360,000 Active 249 DOM
3. 2026-06-16
   days on market $360,000 Active 248 DOM
4. 2026-06-13
   days on market $360,000 Active 246 DOM
5. 2026-06-09
   days on market $360,000 Active 242 DOM
6. 2026-06-07
   days on market $360,000 Active 240 DOM
7. 2026-06-02
   days on market $360,000 Active 235 DOM
8. 2026-06-01
   days on market $360,000 Active 234 DOM
9. 2026-06-01
   days on market $360,000 Active 233 DOM
10. 2026-04-21
    price $360,000
11. 2025-12-27
    price $374,000
12. 2025-11-19
    price $379,000
13. 2025-10-06
    listed $390,900 Active
14. 2025-09-20
    historical
15. 2025-09-16
    listed $390,900 Active
16. 2021-10-11
    soldstatus $296,000
17. 2021-09-28
    soldstatus $290,000 Closed 90-char remark

    Show marketing remark (90 chars)

    This Beautiful duplex features 2 bedrooms 2 bathrooms a den and 1 car garage on each side.

18. 2021-07-24
    status Pending 90-char remark

    Show marketing remark (90 chars)

    This Beautiful duplex features 2 bedrooms 2 bathrooms a den and 1 car garage on each side.

19. 2021-07-12
    listed $290,000 Active 90-char remark

    Show marketing remark (90 chars)

    This Beautiful duplex features 2 bedrooms 2 bathrooms a den and 1 car garage on each side.

20. 2019-02-18
    soldstatus $220,000
21. 2019-02-15
    soldstatus $220,000 Sold
22. 2018-12-19
    status Pending
23. 2018-12-04
    price $225,900
24. 2018-11-26
    price $227,900
25. 2018-11-03
    status Active
26. 2018-09-23
    historical
27. 2018-09-23
    price $229,000
28. 2018-09-20
    status Pending
29. 2018-08-18
    price $219,000
30. 2018-08-07
    status Active
31. 2018-08-01
    status Pending
32. 2018-07-13
    price $219,900
33. 2018-07-13
    status Active
34. 2018-04-22
    historical
35. 2018-04-13
    status Pending
36. 2018-04-06
    listed $199,900 Active
37. 2013-09-17
    price $49,900
38. 2011-07-28
    soldstatus $52,700
39. 2004-08-10
    soldstatus $20,000
40. 2004-07-29
    soldstatus $13,000

ⓘ 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: $5,467 · $456/mo
• Projected year-2 tax: $5,467 · $456/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: $44,400
• − Mortgage interest: −$20,166
• − Property taxes: −$5,467
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − Depreciation: −$10,473
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $5,301/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

+2669.2% since first listed

31 events — show timeline

• 2026-04-21 Price Changed $360,000 FORTMLS
• 2025-12-27 Price Changed $374,000 FORTMLS
• 2025-11-19 Price Changed $379,000 FORTMLS
• 2025-10-06 Listed $390,900 FORTMLS
• 2025-09-20 Listing Removed — FORTMLS
• 2025-09-16 Listed $390,900 FORTMLS
• 2021-10-11 Sold (Public Records) $296,000 Public Records
• 2021-09-28 Sold (MLS) $290,000 FORTMLS
• 2021-07-24 Pending — FORTMLS
• 2021-07-12 Listed $290,000 FORTMLS
• 2019-02-18 Sold (Public Records) $220,000 Public Records
• 2019-02-15 Sold (MLS) $220,000 FORTMLS
• 2018-12-19 Pending — FORTMLS
• 2018-12-04 Price Changed $225,900 FORTMLS
• 2018-11-26 Price Changed $227,900 FORTMLS
• 2018-11-03 Relisted — FORTMLS
• 2018-09-23 Price Changed $229,000 FORTMLS
• 2018-09-23 Listing Removed — FORTMLS
• 2018-09-20 Pending — FORTMLS
• 2018-08-18 Price Changed $219,000 FORTMLS
• 2018-08-07 Relisted — FORTMLS
• 2018-08-01 Pending — FORTMLS
• 2018-07-13 Price Changed $219,900 FORTMLS
• 2018-07-13 Relisted — FORTMLS
• 2018-04-22 Listing Removed — FORTMLS
• 2018-04-13 Pending — FORTMLS
• 2018-04-06 Listed $199,900 FORTMLS
• 2013-09-17 Price Changed $49,900 FORTMLS
• 2011-07-28 Sold (MLS) $52,700 FORTMLS
• 2004-08-10 Sold (Public Records) $20,000 Public Records
• 2004-07-29 Sold (Public Records) $13,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $5,467 · +8.6% YoY. Source: county tax records.