357 Westpark Rd · Lehigh Acres, FL 33936

$119,900

2 bd · 2.0 ba · 1,345 sqft · Townhouse public records · 5 Days on market

Built 1972 $290/mo HOA · 18% of rent

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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 +24.5/30.0
• 1% rule +8.6/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 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

FURNISHED GOLFWOOD CONDO!! 2BR/2BA with Den that could be used as a formal dining area. Within a short walking distance from an 18 hole golfcourse. Well-maintained corner unit with new roof, new hot water heater, new compressor. Lovely screened lanai with fruit trees just outside the door for your enjoyment! Condo includes utility room w/ laundry tub, washer/dryer, wall cabinets. Utility Room is accessible from inside the condo which is unique since most of the condo's in this area you need to go outside to get to your utility room. Kitchen includes range, dishwasher, garbage disposal, microwave & pantry; double-bowl sink; stand-alone microwave. Laundry area has extra storage space. Low monthly fees that include insurance, lawn care & exterior maintenance for Golfwood Landominium.

Key facts

• Formal dining room
• Eat-in kitchen
• Large florida room

Tags

• INDOOR LAUNDRY ROOM
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• LARGE FLORIDA ROOM
• CARPORT WITH SLIDING DOOR

Property features AI

Finance

• Financial info: Pets allowed on a conditional basis (call for details)
• HOA & community: Part of a community of 36 units; Homeowners association with monthly fee ($290) that covers grounds maintenance; Association provides management; Non-gated, senior community

Exterior

• Parking: Assigned covered parking; Attached carport (1 covered space); Driveway with two spaces, paved
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Resale property; Property faces north; Has property attached
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Corner lot; Private, paved road frontage on a privately maintained road; South exposure; Guest house attached; Smoke detectors

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom (main level); Additional bedroom (12 x 11)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Casement windows; Attic with pull-down stairs; Bedroom on main level; Separate/formal dining room; Eat-in kitchen; Main-level primary bedroom; Shower-only bath with separate shower; Unfurnished
• Laundry & utility: Interior laundry / utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.7% 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+, 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $829 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

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 $119,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 6.1

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-8,432
• Equity at exit: $17,877

10-year hold

• IRR: -2.7%
• Equity multiple: 0.85×
• Total profit: $-5,058
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$50
• HOA: −$290
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $245

Break-even live

Break-even rent $1,320

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $313	-5% $279	+0% $245	+5% $211	+10% $177
Rent	-10% $116	-5% $181	+0% $245	+5% $310	+10% $374
Rate	-1.0pp $306	-0.5pp $276	base $245	+0.5pp $214	+1.0pp $183

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	0.04mi
907 E 3rd St Lehigh Acres, FL	3.0	2.0	1531	$1,710	$1.12	25d	1	0.25mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	25d	1	0.30mi
226 North Ave Lehigh Acres, FL	3.0	2.0	1758	$1,806	$1.03	4d	1	0.40mi
505 E 8th St Lehigh Acres, FL	3.0	2.0	1501	$2,800	$1.87	25d	1	0.52mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	4d	1	0.57mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	0.61mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	17d	1	0.65mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	25d	1	0.70mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	25d	1	0.75mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	17d	2	0.83mi
311 Inman St Lehigh Acres, FL	3.0	2.0	1604	$2,300	$1.43	25d	1	0.83mi
518 Sheldon Ave Lehigh Acres, FL	3.0	2.0	1659	$1,600	$0.96	25d	1	0.85mi
1406 Ford Cir Lehigh Acres, FL	3.0	2.5	1662	$2,100	$1.26	25d	1	0.85mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	25d	1	0.89mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	25d	1	0.94mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	17d	1	0.97mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	4d	1	1.00mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	25d	1	1.01mi
815 Porter St E Lehigh Acres, FL	3.0	2.0	1659	$1,800	$1.08	25d	1	1.04mi
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	4d	1	1.06mi
104 McKinley Ave Lehigh Acres, FL	3.0	2.0	1756	$1,950	$1.11	25d	1	1.11mi
107 W Lake Dr Lehigh Acres, FL	3.0	2.0	1610	$2,100	$1.30	25d	1	1.11mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	25d	1	1.13mi
110 Texas Rd Lehigh Acres, FL	3.0	1.0	1118	$1,750	$1.57	17d	1	1.14mi
1440 Graham Cir Lehigh Acres, FL	3.0	2.0	1767	$2,300	$1.30	25d	1	1.14mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	4d	1	1.18mi
719 Center Lake St Lehigh Acres, FL	3.0	2.0	1616	$1,750	$1.08	25d	1	1.18mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	4d	1	1.18mi
101 Edward Ave Lehigh Acres, FL	3.0	2.0	1531	$3,200	$2.09	25d	1	1.23mi
808 Greenwood Ave Lehigh Acres, FL	3.0	2.0	1419	$1,800	$1.27	25d	1	1.24mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	25d	1	1.26mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	4d	1	1.30mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	15d	1	1.34mi
242 S Lake Dr Lehigh Acres, FL	3.0	2.0	1572	$1,600	$1.02	25d	1	1.37mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	25d	1	1.43mi
503 Penn Rd W Lehigh Acres, FL	3.0	2.0	1256	$1,750	$1.39	15d	1	1.48mi

HOA detail

• Monthly dues: $290 · $3,480/yr
• Likely covers: watertrashlandscapingexterior maint.

Listing history 4 events

1. 2026-06-22
   days on market $119,900 Active 5 DOM
2. 2026-06-18
   days on market $119,900 Active 2 DOM
3. 2026-06-16
   remarks 413-char remark
4. 2026-06-16
   listed $119,900 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: $885 · $74/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: +$111/yr (+$9/mo · 12.5%)

ⓘ 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 · 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: $19,559
• − Mortgage interest: −$6,716
• − Property taxes: −$885
• − Insurance: −$600
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$3,480
• − Depreciation: −$3,488
• Taxable income: $1,262
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $2,640/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

+87.6% since first listed

5 events — show timeline

• 2026-06-16 Listed $119,900 FORTMLS
• 2009-05-06 Sold (Public Records) $60,000 Public Records
• 2009-04-30 Sold (MLS) $60,000 FORTMLS
• 2009-04-15 Price Changed $69,900 FORTMLS
• 1996-06-10 Sold (Public Records) $63,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $885 · +14.3% YoY. Source: county tax records.