Duplex
3857/3859 Kittyhawk Dr · Lehigh Acres, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 108°F)
- 6 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- Cash flow +13.2/30.0
- DSCR +4.0/10.0
- 1% rule +3.7/10.0
- Schools +3.6/10.0
- Livability +3.0/5.0
- Condition / age +2.8/5.0
- Rent growth +1.8/5.0
- Appreciation +0.0/10.0
$399,800
3857/3859 Kittyhawk Dr · Lehigh Acres, FL 33905
4 bd · 4.0 ba · 2,174 sqft · MultiFamily
· 56 Days on market
Built 2007
Garage
$184/sqft
· 18% below area
Est $490k · 18% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed
Listing remarks
ADORABLE, SPACIOUS UPGRADED 4 BEDROOMS, 4 BATHROOM DUPLEX. LOCATED IN BUCKINGHAM ON APPROXIMATELY 1/3 ACRE. ONE UNIT IS RENTED MONTH TO MONTH. THE SECOND UNIT IS VACANT WITH FULL SIZED WASHER & DRYER. THE RENTED UNIT DOES NOT HAVE A WASHER & DRYER. ORIGINALLY BUILT BY A CONTRACTOR FOR HIS FAMILY!!! THIS IS AN EXCELLENT INVESTMENT INCOME PRODUCING PROPERTY! PERFECT FOR A YOUNG COUPLE OR A RETIRED OR SEMI RETIRED COUPLE. HURRICANE SHUTTERS INCLUDED. HURRICANE GARAGE DOORS. EXTENDED DRIVEWAYS! ALSO INCLUDED: EACH UNIT HAS A WATER SOFTENER AND AERATOR!!
Key facts
- Extended driveways
- Water softener
- 1/3 acre
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2 × 2-bed/2.0-bath units multifamily listed at $400k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-8 ($-98/yr) — negative. Per door: $-4/mo.
- To cash-flow at today's rent, offer at most $399k (0.3% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (12.8% below list).
- Recommended offer: $349k (12.8% below list) — sets the bar for 1% rule.
- Cap rate 6.3% 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+, 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 (-3.0%/yr); 941 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 56 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$348,700
(12.8% below list)
Questions for the listing agent
- 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?
- It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 6.27%
- Cash-on-cash
- -0.09%
- DSCR
- 1.00
- GRM
- 9.6
CMA / ARV
- ARV (median comp)
- $490,162
- List price
- $399,800
- Delta
- -18.44%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3448 Murcia Ct | 0.59mi | 4/3.0 | 2,032 (-6%) | 0mo | $345,000 | $170 | 57 |
| 16000 Palmetto Prairie Dr | 1.22mi | 4/2.0 | 2,162 (-1%) | 0mo | $339,000 | $157 | 56 |
| 3413 Nombella Ct | 0.99mi | 4/3.0 | 2,271 (+4%) | 2mo | $390,000 | $172 | 52 |
| 14520 Adina Ln | 0.98mi | 4/2.0 | 2,251 (+4%) | 0mo | $450,000 | $200 | 51 |
| 14261 Mindello Dr | 1.47mi | 4/2.5 | 2,362 (+9%) | 0mo | $565,000 | $239 | 44 |
| 3140 Sedano Ct | 1.24mi | 4/3.0 | 2,445 (+12%) | 2mo | $490,000 | $200 | 39 |
| 14564 Carva Ln | 0.69mi | 3/3.0 (-1) | 2,445 (+12%) | 2mo | $540,000 | $221 | 37 |
| 16072 Palmetto Prairie Dr | 1.38mi | 3/2.0 (-1) | 1,971 (-9%) | 0mo | $469,900 | $238 | 36 |
| 14688 Cantabria Dr | 0.65mi | 3/3.0 (-1) | 1,852 (-15%) | 1mo | $300,000 | $162 | 35 |
| 14107 Vindel Cir | 1.24mi | 3/3.0 (-1) | 1,852 (-15%) | 0mo | $306,600 | $166 | 31 |
| 3411 75th St W | 1.31mi | 4/2.0 | 1,829 (-16%) | 2mo | $318,000 | $174 | 30 |
| 3764 Finsbury Way | 0.97mi | 3/3.0 (-1) | 2,643 (+22%) | 3mo | $767,900 | $291 | 28 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -19.9%
- Equity multiple
- 0.33×
- Total profit
- $-75,473
- Equity at exit
- $59,611
10-year hold
- IRR
- -21.0%
- Equity multiple
- 0.06×
- Total profit
- $-105,672
- Equity at exit
- $34,567
Cash invested: $111,944 (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.
ZIP-level market 33905
- Home prices YoY
- -31.4%
- Rents YoY
- -3.0%
- Active inventory
- 941
- Price-to-rent
- 19.1×
Monthly cashflow live
↻
- Estimated rent
- $3,487 high interval (Pro) →
- Mortgage (P&I)
- −$2,097
- Tax est. 1.5%
- −$500 /mo · $5,997/yr
- Insurance
- −$167
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$732
- Net cashflow
- $-8
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 2 | 2 | $3,486 |
| #1 | 2 | 2 | $1,743 |
| #2 | 2 | 2 | $1,743 |
| Total (2 units) | $3,487 | ||
Break-even live
Break-even rent
$3,497
Max offer price
$398,614
Occupancy floor
95%
Sensitivity live
| Price | -10% $268 | -5% $130 | +0% $-8 | +5% $-146 | +10% $-284 |
|---|---|---|---|---|---|
| Rent | -10% $-284 | -5% $-146 | +0% $-8 | +5% $130 | +10% $267 |
| Rate | -1.0pp $193 | -0.5pp $93 | base $-8 | +0.5pp $-112 | +1.0pp $-217 |
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
- $99,950
- Closing costs
- $11,994
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 36 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 6017 Jonathan Ave Fort Myers, FL | 3.0 | 2.0 | 1433 | $2,065 | $1.44 | 33d | 1 | 0.34mi |
| 6064 Laurelwood Dr Fort Myers, FL | 3.0 | 2.0 | 1200 | $1,550 | $1.29 | 51d | 1 | 0.41mi |
| 15423 Cemetery Rd Fort Myers, FL | 3.0 | 2.0 | 1127 | $1,395 | $1.24 | 41d | 1 | 0.54mi |
| 14562 Cantabria Dr Fort Myers, FL | 3.0 | 3.0 | 2202 | $2,495 | $1.13 | 73d | 1 | 0.56mi |
| 14638 Cantabria Dr Fort Myers, FL | 3.0 | 3.0 | 1849 | $2,150 | $1.16 | 32d | 1 | 0.59mi |
| 14662 Cantabria Dr Fort Myers, FL | 3.0 | 3.0 | 2202 | $2,400 | $1.09 | 73d | 1 | 0.61mi |
| 6151 Hershey Ave Fort Myers, FL | 3.0 | 2.0 | 1616 | $2,100 | $1.30 | 73d | 1 | 0.62mi |
| 14499 Cantabria Dr Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,200 | $1.19 | 46d | 1 | 0.64mi |
| 14688 Cantabria Dr Fort Myers, FL | 3.0 | 3.0 | 1852 | $3,000 | $1.62 | 25d | 1 | 0.67mi |
| 6012 Thrush Ave Fort Myers, FL | 3.0 | 2.0 | 1272 | $2,000 | $1.57 | 19d | 1 | 0.72mi |
| 6016 Lindbrook Ave Fort Myers, FL | 3.0 | 2.0 | 1422 | $1,800 | $1.27 | 70d | 1 | 0.76mi |
| 14570 Palamos Cir Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,100 | $1.13 | 63d | 1 | 0.79mi |
| 14570 Palamos Cir Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,100 | $1.13 | 63d | 1 | 0.79mi |
| 6050 Stratton Rd Fort Myers, FL | 3.0 | 2.0 | 1635 | $2,200 | $1.35 | 52d | 1 | 0.87mi |
| 6048 Stratton Rd Fort Myers, FL | 3.0 | 2.0 | 1635 | $2,200 | $1.35 | 52d | 1 | 0.87mi |
| 6108 Stratton Rd Fort Myers, FL | 3.0 | 2.0 | 1635 | $2,200 | $1.35 | 52d | 1 | 0.88mi |
| 6136 Hellman Ave Fort Myers, FL | 3.0 | 2.0 | 1297 | $1,581 | $1.22 | 35d | 1 | 0.89mi |
| 14680 Portico Blvd Fort Myers, FL | 3.0 | 3.0 | 1850 | $6,000 | $3.24 | 73d | 1 | 0.89mi |
| 14527 Palamos Cir Fort Myers, FL | 3.0 | 3.5 | 2445 | $2,500 | $1.02 | 46d | 1 | 0.90mi |
| 3617 66th St W Lehigh Acres, FL | 3.0 | 2.0 | 1173 | $1,700 | $1.45 | 19d | 1 | 0.94mi |
| 3607 62nd St W Lehigh Acres, FL | 3.0 | 2.0 | 1615 | $2,000 | $1.24 | 41d | 1 | 1.07mi |
| 3508 68th St W Lehigh Acres, FL | 3.0 | 2.0 | 1156 | $1,600 | $1.38 | 19d | 1 | 1.08mi |
| 3685 E Hampton Cir Alva, FL | 3.0 | 2.0 | 1675 | $2,000 | $1.19 | 46d | 1 | 1.11mi |
| 3652 E Hampton Cir Alva, FL | 3.0 | 3.0 | 1852 | $2,300 | $1.24 | 19d | 1 | 1.18mi |
| 14060 Vindel Cir Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,700 | $1.46 | 65d | 1 | 1.24mi |
| 14060 Vindel Cir Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,300 | $1.24 | 32d | 1 | 1.24mi |
| 3406 68th St W Lehigh Acres, FL | 3.0 | 2.0 | 1472 | $1,775 | $1.21 | 19d | 1 | 1.26mi |
| 3601 57th St W Lehigh Acres, FL | 3.0 | 2.0 | 1458 | $1,850 | $1.27 | 31d | 1 | 1.26mi |
| 3601 57th St W Lehigh Acres, FL | 3.0 | 2.0 | 1458 | $1,775 | $1.22 | 17d | 1 | 1.26mi |
| 3404 68th St W Lehigh Acres, FL | 3.0 | 2.0 | 1458 | $1,855 | $1.27 | 52d | 1 | 1.27mi |
| 3303 69th St W Lehigh Acres, FL | 3.0 | 2.0 | 1100 | $1,650 | $1.50 | 27d | 1 | 1.45mi |
| 3425 Hampton Blvd Alva, FL | 3.0 | 2.0 | 2140 | $4,900 | $2.29 | 52d | 1 | 1.46mi |
| 3301 69th St W Lehigh Acres, FL | 2.0 | 2.0 | 968 | $1,350 | $1.39 | 63d | 1 | 1.47mi |
| 3301 69th St W Lehigh Acres, FL | 2.0 | 2.0 | 832 | $1,345 | $1.62 | 65d | 1 | 1.47mi |
| 14297 Oviedo Pl Fort Myers, FL | 3.0 | 2.5 | 1378 | $1,795 | $1.30 | 52d | 1 | 1.48mi |
| 5901 Rita Ave N Lehigh Acres, FL | 3.0 | 2.0 | 1324 | $2,000 | $1.51 | 73d | 1 | 1.49mi |
Property features AI
Finance
- Financial info
- Rent includes gardener and water for applicable rental unitsOne unit reports $1,300 actual rent and is month-to-month
Exterior
- Parking
- Total of 4 parking spacesGarage parking with automatic garage door opener
- Security
- Storm/security shuttersSmoke detectors
- Utilities
- Well waterSeptic tankCable available
- Home design
- DuplexSingle-story
- Construction
- Block constructionShingle roofResale property
- Exterior features
- Quarter- to half-acre lotStorm/security shutters
Interior
- Kitchen
- Kitchen in each unitDishwasherDisposalMicrowaveRangeRefrigerator
- Bedrooms
- Two bedrooms in each unit
- Flooring
- Laminate flooringTile flooring
- Bathrooms
- Two full bathrooms in each unit
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fans
- Interior features
- Metal and single-hung windowsStorm/security shuttersWindow coverings includedSmoke detectorsWater softener/filter (owned)Circuit breaker electrical
- Laundry & utility
- Washer and dryer in at least one unitWasher/dryer hookups in unitsElectric meter
Listing history 44 events
-
2026-08-08days on market $399,800 Active 56 DOM
-
2026-08-07days on market $399,800 Active 55 DOM
-
2026-08-06days on market $399,800 Active 54 DOM
-
2026-08-05days on market $399,800 Active 53 DOM
-
2026-08-04days on market $399,800 Active 52 DOM
-
2026-08-03days on market $399,800 Active 51 DOM
-
2026-07-31days on market $399,800 Active 48 DOM
-
2026-07-30days on market $399,800 Active 46 DOM
-
2026-07-28days on market $399,800 Active 45 DOM
-
2026-07-26days on market $399,800 Active 43 DOM
-
2026-07-24days on market $399,800 Active 41 DOM
-
2026-07-23days on market $399,800 Active 40 DOM
-
2026-07-22days on market $399,800 Active 39 DOM
-
2026-07-21days on market $399,800 Active 38 DOM
-
2026-07-18days on market $399,800 Active 35 DOM
-
2026-07-18days on market $399,800 Active 34 DOM
-
2026-07-16days on market $399,800 Active 33 DOM
-
2026-07-15days on market $399,800 Active 32 DOM
-
2026-07-14days on market $399,800 Active 31 DOM
-
2026-07-13days on market $399,800 Active 30 DOM
-
2026-07-13days on market $399,800 Active 29 DOM
-
2026-07-12days on market $399,800 Active 28 DOM
-
2026-07-10days on market $399,800 Active 27 DOM
-
2026-07-09days on market $399,800 Active 26 DOM
-
2026-07-07days on market $399,800 Active 24 DOM
-
2026-07-06days on market $399,800 Active 23 DOM
-
2026-07-05days on market $399,800 Active 22 DOM
-
2026-07-03days on market $399,800 Active 20 DOM
-
2026-07-02days on market $399,800 Active 19 DOM
-
2026-07-01days on market $399,800 Active 18 DOM
-
2026-06-30days on market $399,800 Active 17 DOM
-
2026-06-29days on market $399,800 Active 16 DOM
-
2026-06-28days on market $399,800 Active 15 DOM
-
2026-06-27days on market $399,800 Active 14 DOM
-
2026-06-27days on market $399,800 Active 13 DOM
-
2026-06-25days on market $399,800 Active 11 DOM
-
2026-06-22days on market $399,800 Active 9 DOM
-
2026-06-22days on market $399,800 Active 8 DOM
-
2026-06-18days on market $399,800 Active 5 DOM
-
2026-06-17days on market $399,800 Active 4 DOM
-
2026-06-16days on market $399,800 Active 3 DOM
-
2026-06-15days on market $399,800 Active 2 DOM
-
2026-06-13remarks 563-char remark
-
2026-06-13$399,800 Active 1 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
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 6 d/yr ≥108°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $41,844
- − Mortgage interest
- −$22,395
- − Property taxes
- −$5,997
- − Insurance
- −$1,999
- − Repairs & maintenance
- −$3,348
- − Management
- −$3,348
- − Depreciation
- −$11,631
- Taxable loss
- −$6,873
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,649
- After-tax cash flow
- $1,551/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.
Condition & rehab AI · 12 photos
55/100
Cosmetic rehab
Est. rehab $10,870–$32,610 screening
This property is in average condition with cosmetic updates needed. Simple improvements to landscaping and painting can significantly enhance its value for both resale and rental.
Repairs flagged
- Minor landscaping — simple landscaping improvements needed
- Minor paint — touch-up paint may be needed
Value-add opportunities
- Both painting — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both landscaping — Improved landscaping enhances curb appeal and property value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 36/100
Zoned Schools
Elementary
River Hall Elementary School
F
FL #1,513/2,144
Nat'l #19,648/41,679
Middle
Harns Marsh Middle School
F
FL #443/571
Nat'l #8,188/14,009
High
Riverdale High School
F
FL #340/667
Nat'l #9,001/17,239
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
D
Composite livability gradescore 59/100
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 · 871,946 people
- City population
- 130,638
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 41,381
- Household income
- $71,987
- Rent vs Own
- Severe rent burden
- 9% of renters
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 0.59)
- Race & ethnicity
- White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
- Hispanic origin (detail)
- Mexican 11% Puerto Rican 5% Cuban 2%
- Common ancestry
- Romanian 2% Slovak 2% Lithuanian 2%
- Foreign-born
- 20% · Canada, Jamaica
- Languages at home
- 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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
- ▼ -122.89%
- Current HPI
- 268.4598
- Rent YoY
- ▼ -2.97%
- 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
+0.1% since first listed2 events — show timeline
- 2026-06-13 Price Changed $399,800 MARMLS
- 2026-06-13 Listed $399,500 MARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…