18755 Copperhead Ct N · Lehigh Acres, FL 33936

$205,997

3 bd · 2.0 ba · 1,417 sqft · Townhouse · 11 Days on market

Built 2026 Good condition Est $225k · 9% under

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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).

• Cash flow +12.4/30.0
• ARV discount +11.4/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ibis Landing-a true golfer's paradise in Lehigh Acres, FL. This attached single-level home offers an airy design among the kitchen, dining room and living room with an outdoor lanai. The owner's suite at the end of the home offers privacy, while two secondary bedrooms and a full bathroom are tucked toward the front. Completing the layout is a two-car garage to add versatile storage room. Centered around a Gordon Lewis III-designed course, this scenic community features the highest elevated green in Fort Myers and sweeping panoramic views. With year-round sunshine, enjoy an effortless country club lifestyle in a natural oasis designed for your next chapter. The resort-style amenit

Key facts

• Two car garage
• Outdoor lanai
• Sprawling pool

Tags

• OUTDOOR LANAI
• TWO CAR GARAGE
• SWEEPING PANORAMIC VIEWS
• RESORT STYLE AMENITIES
• SPRAWLING POOL
• FULLY EQUIPPED FITNESS CENTER

Property features AI

Finance

• Financial info: List price $217,997

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence, active listing
• Exterior features: Living area of 1,417

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Magnolia plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $206k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-35 ($-424/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (14.7% below list).
• Recommended offer: $176k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 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 41% 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $175,725 (14.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $225,303
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9322 Aegean Cir	0.28mi	3/2.0	1,391 (-2%)	4mo	$195,500	$141	80
9207 Aegean Cir	0.29mi	2/2.0 (-1)	1,353 (-4%)	5mo	$214,900	$159	70

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-40,756
• Equity at exit: $30,715

10-year hold

• IRR: -23.2%
• Equity multiple: -0.01×
• Total profit: $-58,185
• Equity at exit: $17,811

Cash invested: $57,679 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$257 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-35

Break-even live

Break-even rent $1,802

Max offer price $200,879

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $36	+0% $-35	+5% $-107	+10% $-178
Rent	-10% $-174	-5% $-105	+0% $-35	+5% $34	+10% $103
Rate	-1.0pp $68	-0.5pp $17	base $-35	+0.5pp $-89	+1.0pp $-143

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: $51,499
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	24d	1	0.16mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	24d	1	0.17mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	24d	1	0.21mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	14d	1	0.21mi
9099 Leatherwood Loop Lehigh Acres, FL	2.0	2.0	1564	$2,400	$1.53	24d	1	0.22mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	3d	1	0.25mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	22d	1	0.25mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	24d	1	0.27mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	4d	1	0.30mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	24d	1	0.30mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	24d	1	0.31mi
18321 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,675	$1.39	24d	1	0.32mi
9177 Aegean Cir Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	24d	1	0.33mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,599	$1.33	24d	1	0.33mi
18303 Gibraltar Ln Lehigh Acres, FL	4.0	2.0	1203	$1,549	$1.29	15d	1	0.33mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	14d	1	0.36mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	4d	1	0.40mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	20d	1	0.40mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	4d	1	0.41mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	24d	1	0.41mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	22d	1	0.42mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	24d	1	0.42mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.42mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	22d	1	0.43mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	24d	1	0.43mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	24d	1	0.44mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	24d	1	0.45mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	20d	1	0.46mi
423 Canyon Dr S Lehigh Acres, FL	3.0	2.0	1830	$1,550	$0.85	24d	1	0.47mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	24d	1	0.48mi
1112 Gifford Ave S Lehigh Acres, FL	2.0	2.0	880	$1,350	$1.53	4d	1	0.48mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	24d	1	0.49mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	24d	1	0.50mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	24d	1	0.50mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	24d	1	0.50mi
424 Cactus Cir Lehigh Acres, FL	3.0	2.0	1173	$1,495	$1.27	16d	1	0.52mi
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	24d	1	0.53mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	4d	1	0.59mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	0.63mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	24d	1	0.66mi

Taxation est. · year 1

• Rental income: $21,087
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,993
• Taxable loss: −$3,939
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $521/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This attached single-level home in Lehigh Acres, FL, is in good condition with modern amenities and a well-maintained exterior. It offers a good investment opportunity with potential for modest improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value.
• Both Landscaping improvements — Enhances curb appeal and can increase property value.
• Both Add a smart home system — Improves convenience and can increase property value.
• Both Install smart thermostat — Saves energy and can increase property value.
• Both Add a smart lock — Enhances security and can increase property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both Add a smart home system — Improves convenience and can increase property value. ↑
• Both Install smart thermostat — Saves energy and can increase property value. ↑
• Both Add a smart lock — Enhances security and can increase property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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