102 E Greens Blvd · Lehigh Acres, FL 33936

$119,000

2 bd · 2.0 ba · 1,168 sqft · Condo public records · 46 Days on market

Built 1974 $325/mo HOA · 23% of rent

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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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy affordable Florida living at its best in this well-maintained condo at 102 E Greens Blvd, offered at just $119,000! Overlooking the 3rd green and 4th tee, this move-in ready unit offers peaceful golf course views from screened porches on both levels. Recent upgrades include a new hot water tank, high-efficiency A/C system (approximately 2.5 years old), new luxury vinyl plank flooring, updated kitchen tile, and a heater installed in 2023. Inside, you’ll find spacious bedrooms with generous closet space, a functional layout, and comfortable indoor-outdoor living perfect for year-round enjoyment or seasonal use. The community features a saltwater pool, welcoming clubhouse with m

Key facts

• $325 HOA
• Pool
• Built 1974

Property features AI

Finance

• Financial info: Pets allowed on a conditional basis (call for details)
• HOA & community: Homeowners association with a $325 monthly fee; Association covers maintenance of grounds, pest control, recreation facilities, reserve fund and street lights; Association amenities include clubhouse, golf course, pool, shuffleboard court, spa/hot tub and management; Community of 30 units; Non-gated, senior community

Exterior

• Parking: None listed
• Security: None listed
• Utilities: Public water; Public sewer; Cable available; Well irrigation source
• Home design: 2-story building; Entry level: 1; Resale property; Faces east
• Construction: Block, concrete and stucco construction; Shingle roof; Built on conventional foundation
• Exterior features: Patio; Balcony; Lanai; Porch; Screened patio/porch; Rectangular lot; West exposure; Has view

Interior

• Kitchen: Dryer; Dishwasher; Electric cooktop; Freezer; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Screened porch (listed as a room type)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar and breakfast area; Living/dining room; Custom mirrors; Window treatments; French doors; Single hung windows
• Laundry & utility: Washer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-6 ($-68/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (0.8% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 soft (-0.8%/yr); 644 active listings in the ZIP; 20 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 33% 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 $823 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 46 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $115,430 (3.0% 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 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.19% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 7.0

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-23,588
• Equity at exit: $17,743

10-year hold

• IRR: -29.2%
• Equity multiple: -0.09×
• Total profit: $-36,205
• Equity at exit: $10,289

Cash invested: $33,320 (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: 644
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$624
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$50
• HOA: −$325
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-6

Break-even live

Break-even rent $1,424

Max offer price $118,000

Occupancy floor 95%

Sensitivity live

Price	-10% $62	-5% $28	+0% $-6	+5% $-39	+10% $-73
Rent	-10% $-118	-5% $-62	+0% $-6	+5% $50	+10% $106
Rate	-1.0pp $54	-0.5pp $25	base $-6	+0.5pp $-36	+1.0pp $-68

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Edward Ave Lehigh Acres, FL	2.0	2.0	1347	$1,400	$1.04	5d	1	0.07mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	25d	1	0.14mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	5d	1	0.16mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	18d	2	0.22mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	25d	1	0.32mi
525 Glendale Ave Unit 529 Lehigh Acres, FL	3.0	2.0	1459	$1,695	$1.16	25d	1	0.37mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	25d	1	0.45mi
426 Hamilton Ave Lehigh Acres, FL	3.0	2.0	1354	$1,800	$1.33	16d	1	0.67mi
621 Joel Blvd Unit 102 Lehigh Acres, FL	2.0	2.0	1200	$1,300	$1.08	25d	1	0.74mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	4d	1	0.76mi
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	25d	1	0.95mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	25d	1	0.95mi
1601 E 7th St Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	25d	1	0.98mi
704 Broadway Ave Unit 1 Lehigh Acres, FL	3.0	2.0	1197	$1,650	$1.38	18d	1	1.01mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	25d	1	1.03mi
1204 E 6th St Lehigh Acres, FL	3.0	2.0	1196	$1,825	$1.53	5d	1	1.04mi
241 Thistle Ct Lehigh Acres, FL	2.0	2.0	1376	$1,195	$0.87	25d	1	1.10mi
1101 Leeland Heights Blvd E Lehigh Acres, FL	3.0	2.0	1250	$1,350	$1.08	18d	1	1.26mi
609 Maple Ave N Lehigh Acres, FL	3.0	2.0	1497	$2,050	$1.37	25d	1	1.31mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	25d	1	1.43mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-22
   days on market $119,000 Active 46 DOM
2. 2026-06-17
   days on market $119,000 Active 42 DOM
3. 2026-06-16
   days on market $119,000 Active 41 DOM
4. 2026-06-15
   days on market $119,000 Active 40 DOM
5. 2026-06-13
   days on market $119,000 Active 38 DOM
6. 2026-06-10
   days on market $119,000 Active 35 DOM
7. 2026-06-09
   days on market $119,000 Active 34 DOM
8. 2026-06-08
   days on market $119,000 Active 33 DOM
9. 2026-06-07
   days on market $119,000 Active 32 DOM
10. 2026-06-03
    days on market $119,000 Active 28 DOM
11. 2026-06-02
    days on market $119,000 Active 27 DOM
12. 2026-06-01
    days on market $119,000 Active 26 DOM
13. 2026-05-31
    days on market $119,000 Active 25 DOM
14. 2026-05-06
    listed $119,000 Active
15. 2026-04-30
    historical
16. 2026-03-16
    price $119,900
17. 2026-01-05
    price $129,999
18. 2025-09-22
    listed $145,000 Active
19. 2025-07-28
    historical
20. 2025-04-28
    listed $155,000 Active
21. 2024-11-27
    historical
22. 2024-08-27
    listed $169,900 Active
23. 2024-06-12
    historical
24. 2024-05-15
    price $185,000
25. 2024-03-15
    status Active
26. 2024-03-14
    price $189,000
27. 2024-03-11
    historical
28. 2023-10-16
    listed $194,900 Active
29. 2022-01-11
    soldstatus $130,000
30. 2022-01-07
    soldstatus $130,000 Closed
31. 2021-12-12
    status Pending
32. 2021-11-02
    listed $139,900 Active
33. 2009-01-30
    soldstatus $34,900
34. 2003-02-11
    soldstatus $84,000
35. 1993-07-07
    soldstatus $45,000

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $1,512 · $126/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 ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,998
• − Mortgage interest: −$6,666
• − Property taxes: −$1,512
• − Insurance: −$595
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − HOA: −$3,900
• − Depreciation: −$3,462
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $378/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

+164.4% since first listed

22 events — show timeline

• 2026-05-06 Listed $119,000 FORTMLS
• 2026-04-30 Listing Removed — FORTMLS
• 2026-03-16 Price Changed $119,900 FORTMLS
• 2026-01-05 Price Changed $129,999 FORTMLS
• 2025-09-22 Listed $145,000 FORTMLS
• 2025-07-28 Listing Removed — FORTMLS
• 2025-04-28 Listed $155,000 FORTMLS
• 2024-11-27 Listing Removed — FORTMLS
• 2024-08-27 Listed $169,900 FORTMLS
• 2024-06-12 Listing Removed — NAPLESMLS
• 2024-05-15 Price Changed $185,000 NAPLESMLS
• 2024-03-15 Relisted — NAPLESMLS
• 2024-03-14 Price Changed $189,000 NAPLESMLS
• 2024-03-11 Listing Removed — NAPLESMLS
• 2023-10-16 Listed $194,900 NAPLESMLS
• 2022-01-11 Sold (Public Records) $130,000 Public Records
• 2022-01-07 Sold (MLS) $130,000 FORTMLS
• 2021-12-12 Pending — FORTMLS
• 2021-11-02 Listed $139,900 FORTMLS
• 2009-01-30 Sold (Public Records) $34,900 Public Records
• 2003-02-11 Sold (Public Records) $84,000 Public Records
• 1993-07-07 Sold (Public Records) $45,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,512 · +7.5% YoY. Source: county tax records.