4912 Bygone St · Lehigh Acres, FL 33971

$284,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 45 Days on market

Built 2002 0.25 ac lot Est $308k · 7% under

---

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 +13.8/30.0
• ARV discount +10.9/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid opportunity to own in the west side of Lehigh Acres. Large 3/2 floor plan with extra rooms (enclosed porch and studio room, screened porch as well). Double garage, CBS construction, built 2002, 2 HVAC units. All sit on about half an acre (2 building sites). This is NOT a short sale, this is a quick response seller. You're gonna like this one! Don't miss it! Special addenda with solid prequal through Wells Fargo or proof of cash needed with all offers. * * Underground propane gas tank in place for generator system * *

Key facts

• Screened-in lanai
• Open kitchen
• 0.25 acre lot

Tags

• OPEN KITCHEN
• SCREENED-IN LANAI
• FULLY FENCED BACKYARD
• AIR-CONDITIONED BONUS ROOM
• ROOF INSTALLED IN 2017

Property features AI

Finance

• Other: Lot is rectangular, paved road access, dimensions approximately 80 x 125 (0.25 acre); Irrigation supplied by well
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Resale property; Faces south; Exposed to the north
• Construction: Block, concrete and stucco construction; Shingle roof; Built on traditional foundation
• Exterior features: Fenced yard; Automatic sprinklers; Room for a pool; Lanai; Porch; Screened porch

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Pantry; Eat-in kitchen
• Bedrooms: Family room; Screened porch
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic with pull-down access; Eat-in kitchen; Pantry; Separate shower (shower only); Walk-in closet(s); Split bedroom layout; Sliding windows; Unfurnished
• Laundry & utility: Washer and dryer included; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $27 ($322/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 $218k (23.5% below list).
• Recommended offer: $218k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 falling (-4.7%/yr); 1347 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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 45 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $285k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $218,044 (23.5% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $307,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5225 Baron St	0.32mi	3/2.0	1,512 (-8%)	1mo	$275,000	$182	72
806 Champion Ave	0.30mi	3/2.0	1,747 (+7%)	9mo	$380,000	$218	67
1109 Chaplin Ave	0.55mi	3/2.0	1,531 (-6%)	1mo	$185,000	$121	63
4903 Bygone St	0.08mi	3/2.0	1,456 (-11%)	24mo	$355,000	$244	58
906 Angelo Ave	0.58mi	3/2.0	1,527 (-7%)	9mo	$300,000	$196	54
4541 Varsity Cir	0.48mi	3/2.0	1,703 (+4%)	21mo	$320,000	$188	54
4911 Berryman St	0.28mi	3/2.0	1,408 (-14%)	13mo	$263,000	$187	52
904 Agnes Ave	0.70mi	3/2.0	1,458 (-11%)	10mo	$240,000	$165	41
1011 Cedartree Ave	0.55mi	4/2.0 (+1)	1,882 (+15%)	4mo	$333,000	$177	41
703 James Ave N	0.48mi	4/2.0 (+1)	1,828 (+12%)	18mo	$353,640	$193	38
5024 Baron St	0.59mi	4/2.0 (+1)	1,828 (+12%)	20mo	$317,990	$174	32
5321 Bywood St	0.71mi	4/2.0 (+1)	1,757 (+7%)	23mo	$345,000	$196	31

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-50,980
• Equity at exit: $42,480

10-year hold

• IRR: -17.5%
• Equity multiple: 0.15×
• Total profit: $-67,432
• Equity at exit: $24,633

Cash invested: $79,772 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1347
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $27

Break-even live

Break-even rent $2,146

Max offer price $284,900

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $108	+0% $27	+5% $-54	+10% $-134
Rent	-10% $-145	-5% $-59	+0% $27	+5% $113	+10% $199
Rate	-1.0pp $170	-0.5pp $99	base $27	+0.5pp $-47	+1.0pp $-122

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	12d	1	0.06mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	25d	1	0.07mi
5003 Barth St Lehigh Acres, FL	3.0	2.0	1558	$1,816	$1.17	5d	1	0.10mi
4903 Beauty St Lehigh Acres, FL	3.0	2.0	1777	$1,970	$1.11	4d	1	0.13mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	25d	1	0.19mi
826 Adeline Ave Lehigh Acres, FL	3.0	2.0	1550	$1,920	$1.24	25d	1	0.27mi
910 Atherton Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	21d	1	0.30mi
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	5d	1	0.35mi
4911 7th St W Lehigh Acres, FL	3.0	2.0	1420	$1,800	$1.27	5d	1	0.44mi
5134 Bristo St Lehigh Acres, FL	3.0	2.0	1195	$1,650	$1.38	5d	1	0.52mi
5148 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,699	$1.52	25d	1	0.55mi
5148 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,649	$1.48	5d	1	0.55mi
5146 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,699	$1.52	25d	1	0.55mi
5146 Centennial Blvd Lehigh Acres, FL	3.0	2.0	1116	$1,649	$1.48	5d	1	0.55mi
4807 5th St W Lehigh Acres, FL	4.0	2.0	1362	$1,755	$1.29	25d	1	0.62mi
1502 Scholar Ct Lehigh Acres, FL	3.0	2.0	1730	$2,400	$1.39	25d	1	0.64mi
5032 Bristo St Lehigh Acres, FL	3.0	2.0	1692	$2,500	$1.48	25d	1	0.67mi
1019 Angelo Ave Lehigh Acres, FL	3.0	2.0	1704	$2,300	$1.35	25d	1	0.67mi
5045 Benton St Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	12d	1	0.69mi
809 Agnes Ave Lehigh Acres, FL	3.0	2.0	1177	$1,950	$1.66	25d	1	0.70mi
5229 7th St W Lehigh Acres, FL	3.0	2.0	1793	$2,700	$1.51	25d	1	0.71mi
5416 Bristo St Unit 5416 Lehigh Acres, FL	3.0	2.0	1183	$1,595	$1.35	25d	1	0.74mi
1024 Chauncey Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	21d	1	0.76mi
903 Albany Ave Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	25d	1	0.77mi
5408 Berryman St Lehigh Acres, FL	3.0	2.0	1271	$2,035	$1.60	5d	1	0.78mi
5231 6th St W Lehigh Acres, FL	4.0	3.5	1801	$2,750	$1.53	25d	1	0.78mi
5428 Bristo St Lehigh Acres, FL	3.0	2.0	1500	$1,600	$1.07	3d	1	0.80mi
4715 4th St W Lehigh Acres, FL	3.0	2.0	1445	$1,695	$1.17	25d	1	0.80mi
5210 2nd St W Lehigh Acres, FL	4.0	2.0	1612	$1,740	$1.08	25d	1	0.87mi
5504 Butte St Lehigh Acres, FL	3.0	2.0	1172	$1,800	$1.54	17d	1	0.88mi
5227 3rd St W Lehigh Acres, FL	4.0	2.5	2102	$2,260	$1.08	25d	1	0.90mi
1043 Abrams Blvd Lehigh Acres, FL	2.0	2.0	1197	$1,475	$1.23	5d	1	0.92mi
4982 Fairway Ct Unit 4982 Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	5d	1	0.92mi
4984 Fairway Ct Unit 4984 Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.92mi
4986 Fairway Ct Unit 4986 Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	23d	1	0.92mi
4787 Golfview Blvd Lehigh Acres, FL	3.0	2.0	1200	$1,899	$1.58	5d	1	0.94mi
4716 Douglas Ln Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.95mi
4770 Jordan Ave S Lehigh Acres, FL	3.0	2.0	1083	$1,595	$1.47	25d	1	0.95mi
8753 Buckingham Rd Fort Myers, FL	3.0	2.0	2172	$1,800	$0.83	5d	1	0.95mi
1117 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	23d	1	0.96mi

Listing history 14 events

1. 2026-05-03
   status Pending
2. 2026-04-13
   price $284,900
3. 2026-04-08
   price $289,900
4. 2026-04-03
   price $294,900
5. 2026-03-26
   price $299,900
6. 2026-03-22
   price $304,900
7. 2026-03-17
   listed $309,900 Active
8. 2019-04-23
   soldstatus $175,000
9. 2015-03-02
   price $97,400
10. 2009-11-20
    soldstatus $84,900 532-char remark

    Show marketing remark (532 chars)

    Solid opportunity to own in the west side of Lehigh Acres. Large 3/2 floor plan with extra rooms (enclosed porch and studio room, screened porch as well). Double garage, CBS construction, built 2002, 2 HVAC units. All sit on about half an acre (2 building sites). This is NOT a short sale, this is a quick response seller. You're gonna like this one! Don't miss it! Special addenda with solid prequal through Wells Fargo or proof of cash needed with all offers. * * Underground propane gas tank in place for generator system * *

11. 2009-10-10
    price $89,900 532-char remark

    Show marketing remark (532 chars)

    Solid opportunity to own in the west side of Lehigh Acres. Large 3/2 floor plan with extra rooms (enclosed porch and studio room, screened porch as well). Double garage, CBS construction, built 2002, 2 HVAC units. All sit on about half an acre (2 building sites). This is NOT a short sale, this is a quick response seller. You're gonna like this one! Don't miss it! Special addenda with solid prequal through Wells Fargo or proof of cash needed with all offers. * * Underground propane gas tank in place for generator system * *

12. 2002-05-31
    soldstatus $99,400
13. 1986-04-01
    soldstatus $3,000
14. 1983-04-01
    soldstatus $10,600

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$1,370/yr (+$114/mo · 137.6%)

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

Taxation est. · year 1

• Rental income: $26,165
• − Mortgage interest: −$15,959
• − Property taxes: −$995
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$8,288
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $1,447/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

+2587.7% since first listed

14 events — show timeline

• 2026-05-03 Pending — FORTMLS
• 2026-04-13 Price Changed $284,900 FORTMLS
• 2026-04-08 Price Changed $289,900 FORTMLS
• 2026-04-03 Price Changed $294,900 FORTMLS
• 2026-03-26 Price Changed $299,900 FORTMLS
• 2026-03-22 Price Changed $304,900 FORTMLS
• 2026-03-17 Listed $309,900 FORTMLS
• 2019-04-23 Sold (Public Records) $175,000 Public Records
• 2015-03-02 Price Changed $97,400 FORTMLS
• 2009-11-20 Sold (MLS) $84,900 FORTMLS
• 2009-10-10 Price Changed $89,900 FORTMLS
• 2002-05-31 Sold (MLS) $99,400 FORTMLS
• 1986-04-01 Sold (Public Records) $3,000 Public Records
• 1983-04-01 Sold (Public Records) $10,600 Public Records

Property tax history

+3.7%/yr

Latest (2019): $995 · -5.8% YoY. Source: county tax records.