2601 51st St SW · Lehigh Acres, FL 33976

$305,000

3 bd · 2.0 ba · 1,552 sqft · SingleFamily · 568 Days on market

Built 2024 Est $306k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0

Key facts

• 2 garage spots
• Built 2024
• Listed 568 days

Property features AI

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Spec inventory, Foxtail plan; Active listing

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1552 (note: square footage provided in source — excluded from interior/exterior subsections per instructions)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-390 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (28.7% below list).
• Recommended offer: $217k (28.7% below list) — sets the bar for 1% rule.

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 (-1.5%/yr); 788 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 568 days — a 12% lower offer ($268k) 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,465 (28.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 568 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $305,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 49th St W	0.11mi	3/2.0	1,637 (+6%)	2mo	$314,000	$192	84
1609 Lee Ave	0.31mi	3/2.5	1,618 (+4%)	13mo	$305,000	$189	66
2621 58th St W	0.49mi	3/2.0	1,637 (+6%)	4mo	$300,000	$183	65
2519 56th St W	0.31mi	3/2.0	1,427 (-8%)	9mo	$282,800	$198	64
1839 Jovita Ave	0.51mi	3/2.0	1,646 (+6%)	7mo	$300,000	$182	60
6004 Dora Ave N	0.65mi	3/2.0	1,637 (+6%)	2mo	$315,000	$192	59
741 Woodcrest Dr	0.64mi	3/2.0	1,530 (-1%)	12mo	$315,000	$206	57
2808 51st St W	0.38mi	3/2.0	1,400 (-10%)	11mo	$245,000	$175	57
2621 59th St W	0.54mi	3/2.0	1,387 (-11%)	1mo	$305,000	$220	56
2912 52nd St W	0.61mi	3/2.0	1,408 (-9%)	1mo	$370,000	$263	55
4625 June Ave N	0.56mi	3/2.0	1,771 (+14%)	2mo	$349,000	$197	48
2802 44th St W	0.61mi	3/2.0	1,771 (+14%)	8mo	$359,999	$203	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $134,943
• Equity at exit: $274,768

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $405,564
• Equity at exit: $592,548

Cash invested: $85,400 (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 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 788
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-390

Break-even live

Break-even rent $2,668

Max offer price $248,593

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-284	+0% $-390	+5% $-495	+10% $-601
Rent	-10% $-562	-5% $-476	+0% $-390	+5% $-304	+10% $-218
Rate	-1.0pp $-236	-0.5pp $-312	base $-390	+0.5pp $-469	+1.0pp $-549

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	25d	1	0.16mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	0.24mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	0.24mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	0.26mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	0.26mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	5d	1	0.33mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	0.36mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	18d	1	0.45mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	0.47mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	23d	1	0.48mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	23d	1	0.48mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	5d	1	0.54mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	0.60mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	25d	1	0.62mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	5d	1	0.67mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	5d	1	0.69mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	16d	1	0.71mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	18d	1	0.75mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	0.75mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	4d	1	0.78mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	25d	1	0.82mi
1503 W 17th St Lehigh Acres, FL	3.0	2.0	1356	$2,300	$1.70	25d	1	0.82mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	0.95mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	0.96mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	4d	1	0.96mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	25d	1	0.99mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	1.03mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	5d	1	1.03mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	1.04mi
2522 Alice Pl Lehigh Acres, FL	3.0	2.0	1630	$2,300	$1.41	5d	1	1.05mi
2614 Carol Pl Lehigh Acres, FL	3.0	2.0	1595	$1,695	$1.06	18d	1	1.09mi
650 Wentworth Dr Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	5d	1	1.10mi
2611 Carol Pl Lehigh Acres, FL	3.0	2.0	1406	$1,895	$1.35	12d	1	1.12mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	1.14mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	25d	1	1.15mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	25d	1	1.15mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	4d	1	1.16mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	25d	1	1.17mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	1.18mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	1.20mi

Listing history 9 events

1. 2026-06-22
   days on market $305,000 Active 568 DOM
2. 2026-06-17
   days on market $305,000 Active 564 DOM
3. 2026-06-16
   days on market $305,000 Active 563 DOM
4. 2026-06-16
   days on market $305,000 Active 562 DOM
5. 2026-06-13
   days on market $305,000 Active 560 DOM
6. 2026-06-09
   days on market $305,000 Active 556 DOM
7. 2026-06-07
   days on market $305,000 Active 554 DOM
8. 2026-06-01
   days on market $305,000 Active 548 DOM
9. 2026-06-01
   days on market $305,000 Active 547 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 2/10 Low
• 🌡 Heat 9/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,096
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$8,873
• Taxable loss: −$10,137
• Est. tax savings @ 24.0%: +$2,433
• After-tax cash flow: $-2,245/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): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

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: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 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: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• 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