1021 Danforth St · Lehigh Acres, FL 33974

$365,000

4 bd · 4.0 ba · 2,166 sqft · MultiFamily public records · 48 Days on market

Built 2005 0.29 ac 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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Multi-family units

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

Listing remarks MLS

Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

Key facts

• Updated systems
• Completely remodeled
• 0.29 acre lot

Tags

• COMPLETELY REMODELED
• UPDATED SYSTEMS
• BRAND-NEW A/C SYSTEMS
• UPDATED WATER SYSTEMS
• PRIVATE SCREENED-IN PATIO
• GENTLE NORTHERN EXPOSURE

Property features AI

Finance

• Financial info: Gross scheduled income: $21,300 (multi-unit); Operating expenses: $3,815.23 (multi-unit); Tenants pay application fee, electricity, grounds care, internet, and pest control; Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Single-story; Resale property; Zoned RM-2
• Construction: Block, concrete, and stucco construction; Shingle roof; Built on foundation (information provided)
• Exterior features: Patio; Canal access waterfront

Interior

• Flooring: Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Single-hung windows; Tile flooring; Water softener; Water purifier

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive. Per door: $252/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 $356k (2.6% below list).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 falling (-4.7%/yr); 2460 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,555/mo this rent would consume 59% of the median local household income ($72k/yr) (locally 434% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $102k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 0.97% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.16×
• Total profit: $220,403
• Equity at exit: $328,821

10-year hold

• IRR: 23.2%
• Equity multiple: 6.92×
• Total profit: $604,983
• Equity at exit: $709,115

Cash invested: $102,200 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,555 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $504

Break-even live

Break-even rent $2,917

Max offer price $365,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,554
Total (2 units)			$3,555

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
827 Eisenhower Blvd Lehigh Acres, FL	3.0	2.5	1640	$1,780	$1.09	11d	1	0.19mi
851 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	2330	$1,450	$0.62	10d	1	0.27mi
851 Bedford Dr Lehigh Acres, FL	3.0	2.0	2364	$1,600	$0.68	23d	1	0.35mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.39mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	0.49mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.82mi
862 Charles Sise St E Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	0.95mi
1147 Antonio St E Lehigh Acres, FL	3.0	2.0	1713	$2,300	$1.34	1d	1	0.96mi
765 Aprile Ave S Lehigh Acres, FL	4.0	2.0	1712	$2,100	$1.23	1d	1	0.98mi
936 Joponica Ave S Lehigh Acres, FL	4.0	2.0	2101	$2,500	$1.19	23d	1	1.01mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	1.02mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	1.02mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.02mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	3d	1	1.02mi
710 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.02mi
708 Godwid Ave S Lehigh Acres, FL	3.0	2.0	1758	$2,150	$1.22	21d	1	1.03mi
908 Winters St E Lehigh Acres, FL	3.0	2.0	1639	$2,200	$1.34	10d	1	1.03mi
760 Festival Ave S Lehigh Acres, FL	3.0	2.0	1650	$2,000	$1.21	23d	1	1.05mi
751 Milano Ave S Lehigh Acres, FL	4.0	3.0	2263	$2,500	$1.10	1d	1	1.07mi
928 Milwaukee Blvd Lehigh Acres, FL	4.0	2.0	1719	$1,990	$1.16	23d	1	1.13mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	23d	1	1.23mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	1.25mi
556 Sherwood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,175	$1.37	23d	1	1.25mi
814 Crystal Ave S Lehigh Acres, FL	3.0	2.0	1865	$1,815	$0.97	23d	1	1.29mi
1137 Edgerton Ave Lehigh Acres, FL	3.0	2.0	2394	$1,800	$0.75	2d	1	1.39mi
728 Crestline Ave S Lehigh Acres, FL	4.0	3.0	1904	$2,000	$1.05	21d	1	1.44mi
541 Hawthorne Ave S Lehigh Acres, FL	3.0	2.0	1634	$1,921	$1.18	3d	1	1.48mi

Listing history 22 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   status Active
3. 2026-05-01
   price $365,000
4. 2026-04-27
   status Pending
5. 2026-03-24
   listed $379,900 Active
6. 2025-10-08
   historical $1,750
7. 2025-08-13
   listed $1,750
8. 2024-08-26
   historical $1,950
9. 2024-07-01
   listed $1,950
10. 2024-02-21
    historical $1,850
11. 2024-01-27
    listed $1,850
12. 2023-04-10
    soldstatus $330,000 Closed 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

13. 2023-03-02
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

14. 2022-11-14
    status Active 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

15. 2022-10-21
    status Pending 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

16. 2022-09-13
    status Active 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

17. 2022-09-12
    historical 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

18. 2022-08-16
    listed $349,900 Active 186-char remark

    Show marketing remark (186 chars)

    Great investment opportunity with this 4-bedroom, 4-bathroom duplex with a den. Unit A is carpet and tile, unit B is all tile. Well maintained duplex. Close to SR 82, Fort Myers and RSW.

19. 2010-01-08
    price $55,000 85-char remark

    Show marketing remark (85 chars)

    Excellent investment opportunity. One side already rented. Duplex in good conditions.

20. 2009-12-07
    soldstatus $50,000 85-char remark

    Show marketing remark (85 chars)

    Excellent investment opportunity. One side already rented. Duplex in good conditions.

21. 2009-01-09
    soldstatus $52,500
22. 2008-11-10
    price $69,000

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$173/yr (+$14/mo · 6.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $42,660
• − Mortgage interest: −$20,446
• − Property taxes: −$2,857
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,413
• − Management: −$3,413
• − Depreciation: −$10,618
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $6,029/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+429.0% since first listed

22 events — show timeline

• 2026-05-15 Pending — FORTMLS
• 2026-05-01 Relisted — FORTMLS
• 2026-05-01 Price Changed $365,000 FORTMLS
• 2026-04-27 Pending — FORTMLS
• 2026-03-24 Listed $379,900 FORTMLS
• 2025-10-08 Rental Removed $1,750 NAPLESMLS
• 2025-08-13 Listed for Rent $1,750 NAPLESMLS
• 2024-08-26 Rental Removed $1,950 NAPLESMLS
• 2024-07-01 Listed for Rent $1,950 NAPLESMLS
• 2024-02-21 Rental Removed $1,850 FORTMLS
• 2024-01-27 Listed for Rent $1,850 FORTMLS
• 2023-04-10 Sold (MLS) $330,000 FORTMLS
• 2023-03-02 Pending — FORTMLS
• 2022-11-14 Relisted — FORTMLS
• 2022-10-21 Pending — FORTMLS
• 2022-09-13 Relisted — FORTMLS
• 2022-09-12 Listing Removed — FORTMLS
• 2022-08-16 Listed $349,900 FORTMLS
• 2010-01-08 Price Changed $55,000 FORTMLS
• 2009-12-07 Sold (MLS) $50,000 FORTMLS
• 2009-01-09 Sold (MLS) $52,500 FORTMLS
• 2008-11-10 Price Changed $69,000 FORTMLS

Property tax history

+9.0%/yr

Latest (2022): $2,857 · +19.4% YoY. Source: county tax records.