5230 5th St W · Lehigh Acres, FL 33971

$218,000

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 6 Days on market

Built 2006 0.26 ac lot Est $355k · 39% under

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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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 4-bedroom, 2-bath home situated on an oversized corner lot just minutes from the Fort Myers city limits. While the home could benefit from cosmetic updates and renovations, it offers excellent fundamentals, a functional floor plan, and major system upgrades that make it a worthwhile investment for a homeowner looking to build equity or an investor seeking value. Recent improvements include a new roof, AC system, hot water heater, and reverse osmosis water system, all approximately three years old and still covered by manufacturer warranties. The reverse osmosis system has been relocated inside the garage to help protect and extend its lifespan. The thou

Key facts

• Split floor plan
• New hot water heater
• New ac system

Tags

• NEW ROOF
• NEW AC SYSTEM
• NEW HOT WATER HEATER
• IMPACT WINDOWS
• SPLIT FLOOR PLAN
• LARGE GREAT ROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee (association fee listed as 0); Association services include cable TV and internet

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Security/high impact doors; Smoke detectors
• Utilities: Cable available; Septic tank; Well water; Reclaimed water irrigation
• Home design: Single-story; Southeast-facing; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Oversized lot; Lot dimensions approximately 80 x 137 (northwest exposure); Zoned RS-1
• Exterior features: Lanai/porch (screened); Fenced yard; Security/high impact doors; Smoke detectors

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Water purifier; Eat-in kitchen with breakfast bar
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Eat-in kitchen; Family/dining room; French doors; Living/dining room; Separate shower; Walk-in closets; Split bedrooms; Double-hung windows with impact glass; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Cap rate 7.8% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $100k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $218k implies a 1796% 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 $218,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $355,152
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4914 7th St W	0.64mi	3/2.0	1,892 (+4%)	3mo	$260,000	$137	60
900 Alaska Ave	0.61mi	4/2.0 (+1)	1,696 (-6%)	1mo	$345,000	$203	55
5313 Beauty St	0.65mi	3/2.5	1,965 (+8%)	6mo	$369,000	$188	49
5321 Bywood St	0.60mi	4/2.0 (+1)	1,757 (-3%)	23mo	$345,000	$196	43

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-25,096
• Equity at exit: $32,505

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-25,793
• Equity at exit: $18,849

Cash invested: $61,040 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,286 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $265

Break-even live

Break-even rent $1,951

Max offer price $218,000

Occupancy floor 83%

Sensitivity live

Price	-10% $388	-5% $327	+0% $265	+5% $203	+10% $142
Rent	-10% $84	-5% $175	+0% $265	+5% $355	+10% $446
Rate	-1.0pp $375	-0.5pp $320	base $265	+0.5pp $208	+1.0pp $151

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5231 6th St W Lehigh Acres, FL	4.0	3.5	1801	$2,750	$1.53	25d	1	0.02mi
5229 7th St W Lehigh Acres, FL	3.0	2.0	1793	$2,700	$1.51	25d	1	0.08mi
5227 3rd St W Lehigh Acres, FL	4.0	2.5	2102	$2,260	$1.08	25d	1	0.25mi
5210 2nd St W Lehigh Acres, FL	4.0	2.0	1612	$1,740	$1.08	25d	1	0.35mi
5408 Berryman St Lehigh Acres, FL	3.0	2.0	1271	$2,035	$1.60	4d	1	0.40mi
826 Adeline Ave Lehigh Acres, FL	3.0	2.0	1550	$1,920	$1.24	25d	1	0.54mi
2206 Leda Ave S Lehigh Acres, FL	3.0	2.0	2349	$1,800	$0.77	4d	1	0.60mi
4868 Golfview Blvd Lehigh Acres, FL	3.0	2.0	1237	$1,700	$1.37	4d	1	0.60mi
2218 Fairway Dr Lehigh Acres, FL	3.0	2.0	1270	$2,000	$1.57	4d	1	0.61mi
910 Atherton Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	21d	1	0.63mi
4911 7th St W Lehigh Acres, FL	3.0	2.0	1420	$1,800	$1.27	4d	1	0.65mi
5003 Barth St Lehigh Acres, FL	3.0	2.0	1558	$1,816	$1.17	4d	1	0.68mi
4898 Golfview Blvd Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.71mi
4900 Golfview Blvd Lehigh Acres, FL	3.0	2.0	1500	$1,700	$1.13	25d	1	0.71mi
2206 Hogan Dr Lehigh Acres, FL	3.0	2.0	1300	$1,700	$1.31	25d	1	0.76mi
4807 5th St W Lehigh Acres, FL	4.0	2.0	1362	$1,755	$1.29	25d	1	0.76mi
918 Acroft Ave Lehigh Acres, FL	3.0	2.0	1428	$1,850	$1.30	25d	1	0.79mi
4707 Brixton Ct Lehigh Acres, FL	4.0	2.0	2199	$2,499	$1.14	4d	1	0.80mi
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	4d	1	0.81mi
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	12d	1	0.83mi
5022 25th St SW Lehigh Acres, FL	3.0	2.0	2388	$1,850	$0.77	12d	1	0.84mi
2401 Matena Ave S Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	25d	1	0.85mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	25d	1	0.86mi
1019 Angelo Ave Lehigh Acres, FL	3.0	2.0	1704	$2,300	$1.35	25d	1	0.86mi
2402 Lantana Ave S Unit 2402 Lehigh Acres, FL	3.0	2.0	1840	$1,750	$0.95	22d	1	0.89mi
4903 Beauty St Lehigh Acres, FL	3.0	2.0	1777	$1,970	$1.11	4d	1	0.92mi
4715 4th St W Lehigh Acres, FL	3.0	2.0	1445	$1,695	$1.17	25d	1	0.94mi
5428 Bristo St Lehigh Acres, FL	3.0	2.0	1500	$1,600	$1.07	3d	1	0.94mi
1041 Albany Ave Lehigh Acres, FL	3.0	2.0	2416	$2,000	$0.83	13d	1	0.94mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	25d	1	0.96mi
1043 Albert Ave Lehigh Acres, FL	3.0	3.0	1802	$2,200	$1.22	21d	1	0.98mi
1043 Albert Ave Unit 1043 Lehigh Acres, FL	3.0	3.0	1802	$2,395	$1.33	4d	1	0.98mi
5300 28th St SW Lehigh Acres, FL	3.0	2.0	1400	$1,600	$1.14	3d	1	0.99mi
4716 1st St SW Lehigh Acres, FL	2.0	2.0	2560	$1,850	$0.72	25d	1	1.00mi
2419 Joe Ave S Lehigh Acres, FL	3.0	2.0	2232	$1,195	$0.54	4d	1	1.00mi
2052 Oxford Ridge Cir Lehigh Acres, FL	3.0	2.0	1741	$2,400	$1.38	25d	1	1.04mi
2404 Mae Ave S Lehigh Acres, FL	2.0	2.0	2242	$1,700	$0.76	25d	1	1.07mi
2280 Somerset Ridge Dr #204 Lehigh Acres, FL	3.0	2.0	1325	$1,650	$1.25	25d	1	1.11mi
5551 Benton St Lehigh Acres, FL	3.0	2.0	1592	$2,110	$1.33	4d	1	1.15mi
2261 Somerset Ridge Dr #204 Lehigh Acres, FL	3.0	2.0	1325	$1,550	$1.17	22d	1	1.16mi

Listing history 5 events

1. 2026-06-22
   days on market $218,000 Active 6 DOM
2. 2026-06-18
   days on market $218,000 Active 3 DOM
3. 2026-06-17
   days on market $218,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $218,000 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: $3,687 · $307/mo
• Projected year-2 tax: $3,687 · $307/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $27,437
• − Mortgage interest: −$12,211
• − Property taxes: −$3,687
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$6,342
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $3,247/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+1795.7% since first listed

14 events — show timeline

• 2026-06-15 Price Changed $218,000 FORTMLS
• 2026-06-15 Listed $318,000 FORTMLS
• 2017-01-27 Listing Removed — FORTMLS
• 2017-01-14 Pending — FORTMLS
• 2017-01-04 Price Changed $149,900 FORTMLS
• 2016-12-06 Price Changed $152,000 FORTMLS
• 2016-12-05 Relisted — FORTMLS
• 2016-12-02 Pending — FORTMLS
• 2016-11-18 Price Changed $159,700 FORTMLS
• 2016-11-15 Price Changed $162,700 FORTMLS
• 2016-11-02 Price Changed $173,700 FORTMLS
• 2016-10-20 Price Changed $179,700 FORTMLS
• 2016-10-07 Listed $185,000 FORTMLS
• 2004-06-18 Sold (Public Records) $11,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,687 · -7.4% YoY. Source: county tax records.