59 Camelot Gardens Blvd #109 · Lehigh Acres, FL 33936

$139,900

2 bd · 2.0 ba · 1,166 sqft · Condo public records · 69 Days on market

Built 1993 $365/mo HOA · 23% of rent

---

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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• 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

* TURNKEY * Everything you need is here, just bring your toothbrush and clothes. First Floor for convenience, with one covered parking space and guest parking. This unit is spotless and nicely furnished. Newer appliances, including washer and dryer. Also comes with two TV's for your entertainment. Linens, silverware, dishes. .. it is all here. Screened lanai with a nice view of the pool area. This is not a 55+ community.

Key facts

• Community pool
• Screened entryway
• Covered carport

Tags

• FIRST FLOOR UNIT
• COMMUNITY POOL
• SCREENED LANAI
• WALK IN CLOSET
• SCREENED ENTRYWAY
• COVERED CARPORT

Property features AI

Finance

• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association with quarterly fee; HOA covers insurance, irrigation water, legal/accounting, grounds maintenance, pest control; Community amenities include barbecue, picnic area, pool, and management; Non-gated community; Senior community

Exterior

• Parking: Assigned parking; Detached carport; One covered space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Irrigation from well
• Home design: 2 stories; Entry level: 1; Faces southeast; Northwest exposure; Resale property; Zero lot line
• Construction: Block, concrete, and stone construction; Shingle roof; Built as part of a multi-unit community (29 units)
• Exterior features: Lanai; Porch; Screened porch; Storage; Community pool

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer; Pantry; Breakfast bar
• Bedrooms: Split bedroom floor plan
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Open living/dining area; Custom mirrors; Pantry; Shower only (separate shower); Cable TV; Walk-in closet(s); Window coverings; Split bedrooms
• Laundry & utility: Washer; Dryer; Indoor laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.6% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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+, 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 soft (-0.8%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $967 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

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $140k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.24×
• Total profit: $-29,891
• Equity at exit: $20,860

10-year hold

• IRR: -34.4%
• Equity multiple: -0.19×
• Total profit: $-46,672
• Equity at exit: $12,096

Cash invested: $39,172 (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: 646
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$58
• HOA: −$365
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-44

Break-even live

Break-even rent $1,641

Max offer price $132,130

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-4	+0% $-44	+5% $-84	+10% $-123
Rent	-10% $-169	-5% $-107	+0% $-44	+5% $19	+10% $81
Rate	-1.0pp $26	-0.5pp $-8	base $-44	+0.5pp $-80	+1.0pp $-117

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Camelot Gardens Blvd #110 Lehigh Acres, FL	2.0	2.0	1166	$1,800	$1.54	26d	1	0.03mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	5d	1	0.04mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	17d	1	0.16mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	26d	1	0.20mi
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	5d	1	0.22mi
9112 Aegean Cir Lehigh Acres, FL	3.0	2.0	1409	$1,600	$1.14	5d	1	0.24mi
18266 Minorea Ln Lehigh Acres, FL	3.0	2.0	1408	$1,650	$1.17	26d	1	0.24mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	0.26mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,595	$1.14	5d	1	0.26mi
18261 Minorea Ln Lehigh Acres, FL	2.0	2.0	1402	$1,800	$1.28	26d	1	0.26mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	23d	1	0.28mi
9131 Aegean Cir Lehigh Acres, FL	3.0	2.0	1400	$1,574	$1.12	26d	1	0.28mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	26d	1	0.29mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	5d	1	0.29mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	16d	1	0.32mi
18421 Copperhead Dr #222 Lehigh Acres, FL	2.0	2.0	1154	$1,700	$1.47	26d	1	0.35mi
18461 Copperhead Dr Unit 1546499P Lehigh Acres, FL	2.0	2.0	1194	$1,941	$1.63	16d	1	0.37mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	26d	1	0.37mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	23d	1	0.39mi
18461 Copperhead Dr #431 Lehigh Acres, FL	3.0	2.0	1301	$3,995	$3.07	26d	1	0.40mi
18461 Copperhead Dr #436 Lehigh Acres, FL	2.0	2.0	1154	$3,495	$3.03	26d	1	0.40mi
18461 Copperhead Dr #421 Lehigh Acres, FL	3.0	2.0	1301	$1,895	$1.46	26d	1	0.40mi
9249 Aegean Cir Lehigh Acres, FL	2.0	2.0	1320	$1,800	$1.36	26d	1	0.42mi
18451 Copperhead Ct N #535 Lehigh Acres, FL	2.0	2.0	1130	$4,950	$4.38	26d	1	0.43mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	26d	1	0.50mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	26d	1	0.53mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	26d	1	0.57mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	26d	1	0.57mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	23d	1	0.62mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	23d	1	0.63mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	5d	1	0.68mi
2602 24th St SW Lehigh Acres, FL	3.0	2.0	1358	$1,800	$1.33	5d	1	0.72mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	5d	1	0.83mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	5d	1	0.84mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	26d	1	0.85mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	26d	1	0.87mi
2805 20th St SW Lehigh Acres, FL	3.0	2.0	1151	$1,699	$1.48	5d	1	0.88mi
312 Grovewood Ave S Lehigh Acres, FL	2.0	2.0	1325	$1,800	$1.36	26d	1	0.89mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	21d	1	0.89mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	21d	1	0.90mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $139,900 Active 69 DOM
2. 2026-06-22
   days on market $139,900 Active 68 DOM
3. 2026-06-17
   days on market $139,900 Active 64 DOM
4. 2026-06-16
   days on market $139,900 Active 63 DOM
5. 2026-06-15
   days on market $139,900 Active 62 DOM
6. 2026-06-13
   days on market $139,900 Active 60 DOM
7. 2026-06-10
   days on market $139,900 Active 57 DOM
8. 2026-06-09
   days on market $139,900 Active 56 DOM
9. 2026-06-07
   days on market $139,900 Active 54 DOM
10. 2026-06-03
    days on market $139,900 Active 50 DOM
11. 2026-06-02
    days on market $139,900 Active 49 DOM
12. 2026-06-01
    days on market $139,900 Active 48 DOM
13. 2026-05-31
    days on market $139,900 Active 47 DOM
14. 2026-04-14
    listed $144,900 Active
15. 2011-06-06
    soldstatus $55,000
16. 2011-06-03
    soldstatus $55,000 425-char remark

    Show marketing remark (425 chars)

    * TURNKEY * Everything you need is here, just bring your toothbrush and clothes. First Floor for convenience, with one covered parking space and guest parking. This unit is spotless and nicely furnished. Newer appliances, including washer and dryer. Also comes with two TV's for your entertainment. Linens, silverware, dishes. .. it is all here. Screened lanai with a nice view of the pool area. This is not a 55+ community.

17. 2011-05-06
    price $59,500 425-char remark

    Show marketing remark (425 chars)

    * TURNKEY * Everything you need is here, just bring your toothbrush and clothes. First Floor for convenience, with one covered parking space and guest parking. This unit is spotless and nicely furnished. Newer appliances, including washer and dryer. Also comes with two TV's for your entertainment. Linens, silverware, dishes. .. it is all here. Screened lanai with a nice view of the pool area. This is not a 55+ community.

18. 2002-06-10
    soldstatus $75,000
19. 2002-05-31
    soldstatus $75,000
20. 2002-04-18
    price $77,900
21. 1994-09-26
    soldstatus $82,000
22. 1993-09-13
    soldstatus $75,900

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $19,026
• − Mortgage interest: −$7,837
• − Property taxes: −$1,675
• − Insurance: −$700
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − HOA: −$4,380
• − Depreciation: −$4,070
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $115/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

+90.9% since first listed

9 events — show timeline

• 2026-04-14 Listed $144,900 FORTMLS
• 2011-06-06 Sold (Public Records) $55,000 Public Records
• 2011-06-03 Sold (MLS) $55,000 FORTMLS
• 2011-05-06 Price Changed $59,500 FORTMLS
• 2002-06-10 Sold (Public Records) $75,000 Public Records
• 2002-05-31 Sold (MLS) $75,000 FORTMLS
• 2002-04-18 Price Changed $77,900 FORTMLS
• 1994-09-26 Sold (Public Records) $82,000 Public Records
• 1993-09-13 Sold (Public Records) $75,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,675 · -1.9% YoY. Source: county tax records.