1002 Henry Ave · Lehigh Acres, FL 33972

$195,500

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 64 Days on market

Built 2003 0.50 ac lot Est $322k · 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this rare opportunity to create your ideal Florida retreat on an oversized half-acre lot!!! Built in 2003, this 3-bedroom, 2-bath home offers approximately 1,100 square feet of living space and is full of potential for the right buyer with vision. Surrounded by privacy and ample land, the property provides endless possibilities — whether you’re looking to renovate, invest, or design a custom outdoor oasis complete with a pool. The existing layout offers a functional split-bedroom floor plan with a spacious living area and natural light throughout. The kitchen and interior are ready for you to make this the perfect blank canvas to bring your personal style or

Key facts

• Ample land
• Custom outdoor oasis
• Spacious living area

Tags

• OVERSIZED HALF-ACRE LOT
• SPACIOUS LIVING AREA
• CUSTOM OUTDOOR OASIS
• AMPLE LAND
• ROOM FOR ENTERTAINERS
• QUIET SURROUNDINGS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Security: Security system; Smoke detectors
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: 2-story home; Entry level: 1; Faces east; Resale property
• Construction: Vinyl siding; Wood frame construction; Shingle roof; Built with standard foundation
• Exterior features: Room for pool; Oversized lot; West exposure

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows; Living/dining room; Pantry; Tub/shower; Unfurnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (4.4% below list).
• Recommended offer: $184k (6.0% 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 rising fast (+5.3%/yr); 1611 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k 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 64 days — a 6% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $322,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 W 9th St	0.37mi	3/3.0	1,057 (-7%)	23mo	$299,900	$284	48

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 · 5.33% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,343
• Equity at exit: $29,150

10-year hold

• IRR: 7.5%
• Equity multiple: 1.62×
• Total profit: $33,959
• Equity at exit: $16,903

Cash invested: $54,740 (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 33972

• Home prices YoY: -13.6%
• Rents YoY: 5.3%
• Active inventory: 1611
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,025
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $281

Break-even live

Break-even rent $1,512

Max offer price $195,500

Occupancy floor 80%

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: $48,875
• Closing costs: $5,865
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 W 11th St Lehigh Acres, FL	3.0	2.0	1283	$1,725	$1.34	3d	1	0.33mi
14 W 11th St Lehigh Acres, FL	3.0	2.0	1211	$2,000	$1.65	23d	1	0.51mi
714 W 12th St Lehigh Acres, FL	3.0	2.0	1121	$1,600	$1.43	14d	1	0.53mi
1000 W 12th St #1002 Lehigh Acres, FL	2.0	2.0	964	$1,225	$1.27	21d	1	0.62mi
1006 W 12th St Unit B Lehigh Acres, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.63mi
1407 W 10th St Lehigh Acres, FL	3.0	2.0	1407	$1,700	$1.21	23d	1	0.81mi
301 E 12th St Lehigh Acres, FL	3.0	2.0	1305	$1,700	$1.30	23d	1	0.91mi
1418 W 12th St Lehigh Acres, FL	2.0	2.0	1113	$1,295	$1.16	21d	1	0.95mi
414 E 12th St Lehigh Acres, FL	3.0	2.0	1225	$1,500	$1.22	23d	1	1.03mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	1.15mi
1711 W 12th St Lehigh Acres, FL	3.0	2.0	1400	$1,999	$1.43	19d	1	1.15mi
1232 Village Lakes Blvd Lehigh Acres, FL	1.0–2.0	1.0–2.0	734	$1,449	$1.97	14d	17	1.20mi
808 Greenwood Ave Lehigh Acres, FL	3.0	2.0	1419	$1,800	$1.27	23d	1	1.21mi
503 E 13th St Lehigh Acres, FL	3.0	2.0	1248	$2,300	$1.84	23d	1	1.24mi
107 W 5th St Lehigh Acres, FL	2.0	2.0	832	$1,450	$1.74	2d	1	1.33mi
1004 E 10th St Lehigh Acres, FL	3.0	2.0	1406	$2,100	$1.49	10d	1	1.43mi
805 E 13th St Lehigh Acres, FL	3.0	2.0	1407	$1,795	$1.28	3d	1	1.48mi

Listing history 12 events

1. 2026-06-17
   days on market $195,500 Active 64 DOM
2. 2026-06-16
   days on market $195,500 Active 63 DOM
3. 2026-06-15
   days on market $195,500 Active 62 DOM
4. 2026-06-13
   days on market $195,500 Active 60 DOM
5. 2026-06-10
   days on market $195,500 Active 57 DOM
6. 2026-06-09
   days on market $195,500 Active 56 DOM
7. 2026-06-07
   days on market $195,500 Active 54 DOM
8. 2026-06-03
   days on market $195,500 Active 50 DOM
9. 2026-06-02
   days on market $195,500 Active 49 DOM
10. 2026-06-01
    days on market $195,500 Active 48 DOM
11. 2026-05-31
    days on market $195,500 Active 47 DOM
12. 2026-04-13
    listed $195,500 Active

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$565/yr (+$47/mo · 53.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,423
• − Mortgage interest: −$10,951
• − Property taxes: −$1,057
• − Insurance: −$978
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$5,687
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,338/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): 17,285
• Household income: $73,819
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 190.0

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: White 44% Hispanic / Latino 38% Two or more races 21% Black 13%
• Hispanic origin (detail): Mexican 8% Puerto Rican 7% Cuban 18%
• Common ancestry: Hispanic 6% Italian 2% Romanian 2%
• Foreign-born: 27% · Canada, Guatemala
• Languages at home: 61% English-only · Spanish 32% French/Haitian/Cajun 4% 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: ▼ -53.97%
• Current HPI: 343.484
• Rent YoY: ▲ 5.33%
• 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

1 event — show timeline

• 2026-04-13 Listed $195,500 FORTMLS

Property tax history

+9.5%/yr

Latest (2025): $1,057 · +11.3% YoY. Source: county tax records.