618 Monroe Ave · Lehigh Acres, FL 33972

$199,599

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 157 Days on market

Built 1984 0.50 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 MLS

Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

Key facts

• Open-concept kitchen
• Energy efficiency
• Private fenced lot

Tags

• SOLID BLOCK-CONSTRUCTION
• SOARING CATHEDRAL CEILINGS
• OPEN-CONCEPT KITCHEN
• MASSIVE SCREENED-IN LANAI
• PRIVATE FENCED LOT
• ENERGY EFFICIENCY

Property features AI

Finance

• Other: Lot approximately 0.5 acre (1/2 to less than 1)
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; Residential property; Two levels; Faces east
• Construction: Stucco construction; Shingle roof; Other roof material
• Exterior features: Exterior storage; Wire fencing; Wood fencing; Dirt/unimproved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans
• Laundry & utility: Laundry inside; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 rising fast (+5.3%/yr); 1620 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 40% 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 157 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $151k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $200k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,647 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $430,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Johns Ave	0.32mi	4/2.0 (+1)	1,882 (+7%)	11mo	$399,900	$212	60
325 Scott Ave	0.71mi	3/2.0	1,806 (+2%)	18mo	$440,000	$244	48
507 Scott Ave	0.37mi	3/2.0	1,503 (-15%)	17mo	$370,000	$246	44

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-18,568
• Equity at exit: $29,761

10-year hold

• IRR: 4.4%
• Equity multiple: 1.37×
• Total profit: $20,426
• Equity at exit: $17,258

Cash invested: $55,888 (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: 1620
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,047
• Tax from tax record: −$287 /mo · $3,442/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $118

Break-even live

Break-even rent $2,333

Max offer price $199,599

Occupancy floor 90%

Sensitivity live

Price	-10% $231	-5% $174	+0% $118	+5% $61	+10% $5
Rent	-10% $-78	-5% $20	+0% $118	+5% $216	+10% $314
Rate	-1.0pp $218	-0.5pp $169	base $118	+0.5pp $66	+1.0pp $13

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: $49,900
• Closing costs: $5,988
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Grant Ave Lehigh Acres, FL	4.0	3.0	2363	$2,000	$0.85	25d	1	0.40mi
819 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	3d	1	0.49mi
821 Moore Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	12d	1	0.51mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	16d	1	0.85mi
503 Jackson Ave Lehigh Acres, FL	3.0	2.5	1620	$2,700	$1.67	16d	1	0.93mi
1108 Truman Ave Lehigh Acres, FL	2.0	1.0	1512	$1,650	$1.09	5d	1	1.21mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	25d	1	1.30mi
119 Wellington Ave Lehigh Acres, FL	4.0	3.0	1822	$3,200	$1.76	4d	1	1.33mi
814 Gerald Ave Lehigh Acres, FL	4.0	2.0	1933	$1,950	$1.01	5d	1	1.44mi
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	5d	1	1.45mi

Listing history 23 events

1. 2026-06-17
   days on market $199,599 Active 157 DOM
2. 2026-06-16
   days on market $199,599 Active 156 DOM
3. 2026-06-15
   days on market $199,599 Active 155 DOM
4. 2026-06-13
   days on market $199,599 Active 153 DOM
5. 2026-06-10
   days on market $199,599 Active 150 DOM
6. 2026-06-09
   days on market $199,599 Active 149 DOM
7. 2026-06-07
   pricedays on market $199,599 Active 147 DOM
8. 2026-06-02
   days on market $199,899 Active 142 DOM
9. 2026-06-01
   days on market $199,899 Active 141 DOM
10. 2026-06-01
    days on market $199,899 Active 140 DOM
11. 2026-04-11
    price $199,899
12. 2026-04-02
    status Active
13. 2026-04-02
    price $204,990
14. 2026-03-31
    historical
15. 2026-03-06
    price $220,998
16. 2026-02-24
    price $240,998
17. 2026-02-18
    price $290,990
18. 2026-01-09
    listed $350,990 Active
19. 2015-12-15
    price $40,000 197-char remark

    Show marketing remark (197 chars)

    Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

20. 2015-12-15
    price $50,000 197-char remark

    Show marketing remark (197 chars)

    Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

21. 2015-12-15
    soldstatus $40,000 Sold 197-char remark

    Show marketing remark (197 chars)

    Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

22. 2015-11-19
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

23. 2015-11-16
    listed $50,000 Active 197-char remark

    Show marketing remark (197 chars)

    Home is in need of significant repairs, roof, drywall and flooring, unique 2 story home with oversized double garage on half acre, over 2200 sq ft of living area, good job for a general contractor.

ⓘ 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: $3,442 · $287/mo
• Projected year-2 tax: $3,442 · $287/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $29,787
• − Mortgage interest: −$11,181
• − Property taxes: −$3,442
• − Insurance: −$6,116
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$5,807
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,779/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

+299.8% since first listed

13 events — show timeline

• 2026-04-11 Price Changed $199,899 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $204,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $220,998 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $240,998 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $290,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $350,990 Stellar MLS as Distributed by MLS Grid
• 2015-12-15 Price Changed $40,000 FORTMLS
• 2015-12-15 Sold (MLS) $40,000 FORTMLS
• 2015-12-15 Price Changed $50,000 FORTMLS
• 2015-11-19 Pending — FORTMLS
• 2015-11-16 Listed $50,000 FORTMLS

Property tax history

+17.5%/yr

Latest (2025): $3,442 · -17.2% YoY. Source: county tax records.