217 Oaklawn Ct · Lehigh Acres, FL 33936

$120,000

2 bd · 2.0 ba · 1,055 sqft · Townhouse public records · 3 Days on market

Built 1971 0.25 ac lot $140/mo HOA · 10% 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Excellent location in Golfwood, plenty of privacy, low traffic area being the last court on the block, shutters on windows, covered carport parking, washer & dryer off carport, newer windows throughout, 20 foot family room with insulated roof & walls with A/C & heat unit, newer doors, built in desk in bedroom, remodeled kitchen & baths, newer cabinets, tile backsplash, family room new in 2006 open from living room- , regular sale. Fast responses to offers, fast local closings. 55+ community.

Key facts

• Fully insulated
• Ceramic tile floors
• $140 HOA

Tags

• NEW DIMNESIONAL SHINGLE ROOF
• NEW RHEEM CENTRAL HEAT AND AIR
• CERAMIC TILE FLOORS
• 20 X 12 ENCLOSED FAMILY ROOM
• FULLY INSULATED
• EXPANDED UTILITY ROOM

Property features AI

Finance

• Financial info: Pets allowed conditionally; contact for details
• HOA & community: Homeowners association with management; Monthly association fee of $140; Association covers irrigation water and grounds maintenance; Community is non-gated; 46 units in the community

Exterior

• Parking: Driveway (paved); Attached carport (1 covered space); Two parking spaces total
• Utilities: Public water; Public sewer; Cable available; Well for irrigation
• Home design: Single-story; Faces east; Entry level 1; Resale property; Property is attached
• Construction: Block, concrete and stucco construction; Shingle roof; Built on conventional foundation (details not specified)
• Exterior features: Deck; Open patio/porch; Patio; Porch; Storage; Attached guest house; Sprinkler/irrigation (automatic)

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Den (counted among rooms)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Living/dining room; Shower only with separate shower; Window treatments; Workshop; Single-hung and sliding windows; Window coverings
• Laundry & utility: Laundry inside; Utility room (9 x 9)

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 $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.9% 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 soft (-0.8%/yr); 641 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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 $830 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $120k implies a 281% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1971 — 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: 1.23% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $72,795
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Joel Blvd #2	0.43mi	2/2.0	1,036 (-2%)	2mo	$71,500	$69	76

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-6,778
• Equity at exit: $17,892

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-521
• Equity at exit: $10,375

Cash invested: $33,600 (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: 641
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$629
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$50
• HOA: −$140
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $266

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	24d	1	0.12mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	16d	1	0.24mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	3d	1	0.42mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	24d	1	0.43mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	24d	1	0.71mi
201 Fireside Ct Lehigh Acres, FL	2.0	2.0	1370	$1,550	$1.13	3d	1	0.76mi
201 Fireside Ct Unit N/A Lehigh Acres, FL	2.0	2.0	1370	$1,675	$1.22	3d	1	0.77mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	16d	2	0.89mi
217 Jayview Ave Lehigh Acres, FL	3.0	2.0	1491	$1,600	$1.07	14d	1	0.94mi
127 Highview Ave Lehigh Acres, FL	3.0	2.0	1495	$1,860	$1.24	3d	1	0.95mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	24d	1	0.97mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	3d	1	0.99mi
110 Texas Rd Lehigh Acres, FL	3.0	1.0	1118	$1,750	$1.57	16d	1	0.99mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	24d	1	1.10mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,695	$1.17	24d	1	1.10mi
202 Eaglesmere Dr Lehigh Acres, FL	3.0	2.0	1443	$1,600	$1.11	3d	1	1.10mi
106 Leeland Heights Blvd W Lehigh Acres, FL	1.0	1.0	794	$1,450	$1.83	24d	1	1.14mi
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	3d	1	1.16mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	3d	1	1.16mi
222 Ground Dove Cir Lehigh Acres, FL	3.0	2.0	1417	$1,695	$1.20	10d	1	1.22mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	24d	1	1.22mi
718 Sunrise Blvd Lehigh Acres, FL	3.0	2.0	1100	$1,610	$1.46	24d	1	1.24mi
305 Bougainvillea Rd W Lehigh Acres, FL	1.0	1.0	742	$1,295	$1.75	24d	1	1.27mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	24d	1	1.32mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	24d	1	1.35mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	16d	1	1.36mi
107 W 5th St Lehigh Acres, FL	2.0	2.0	832	$1,450	$1.74	3d	1	1.37mi
503 Penn Rd W Lehigh Acres, FL	3.0	2.0	1256	$1,750	$1.39	14d	1	1.39mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	24d	1	1.49mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 4 events

1. 2026-06-18
   days on market $120,000 Active 3 DOM
2. 2026-06-17
   days on market $120,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $120,000 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: $921 · $77/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$75/yr (+$6/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $17,644
• − Mortgage interest: −$6,722
• − Property taxes: −$921
• − Insurance: −$600
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$1,680
• − Depreciation: −$3,491
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,849/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

+252.9% since first listed

7 events — show timeline

• 2026-06-15 Listed $120,000 FORTMLS
• 2011-02-11 Sold (Public Records) $31,500 Public Records
• 2011-02-11 Sold (MLS) $31,500 FORTMLS
• 2011-01-21 Price Changed $34,900 FORTMLS
• 2001-05-10 Sold (Public Records) $50,900 Public Records
• 1998-12-09 Sold (Public Records) $43,000 Public Records
• 1977-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $921 · +14.5% YoY. Source: county tax records.