967 Eisenhower Blvd · Lehigh Acres, FL 33974

$369,990

6 bd · 4.0 ba · 2,228 sqft · MultiFamily public records · 60 Days on market

Built 2006 0.29 ac lot Est $508k · 27% under

---

Why this score? — see what drove the B- 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

Key facts

• Brand new roof
• Updated a c system
• New water heater

Tags

• BRAND NEW ROOF
• NEW WATER HEATER
• UPDATED A C SYSTEM

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (4.4% below list).
• Recommended offer: $354k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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); 2481 active listings in the ZIP; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $104k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $240k; list at $370k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,600 (4.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.96% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $507,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1145-1147 Edgerton Ave	0.66mi	6/4.0	2,364 (+6%)	17mo	$539,900	$228	45
1131 Graystone Ave	0.63mi	6/4.0	2,050 (-8%)	20mo	$455,000	$222	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.08×
• Total profit: $215,308
• Equity at exit: $333,316

10-year hold

• IRR: 22.4%
• Equity multiple: 6.76×
• Total profit: $596,393
• Equity at exit: $718,809

Cash invested: $103,597 (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 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2481
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $3,536 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $380

Break-even live

Break-even rent $3,055

Max offer price $369,990

Occupancy floor 84%

Sensitivity live

Price	-10% $589	-5% $485	+0% $380	+5% $275	+10% $171
Rent	-10% $101	-5% $240	+0% $380	+5% $520	+10% $659
Rate	-1.0pp $566	-0.5pp $474	base $380	+0.5pp $284	+1.0pp $187

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,536
Total (2 units)			$3,536

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-09
   status Pending
2. 2026-01-15
   price $369,990
3. 2025-12-11
   listed $379,990 Active
4. 2021-03-09
   soldstatus $240,000 Closed 429-char remark

   Show marketing remark (429 chars)

   Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

5. 2021-01-28
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

6. 2021-01-17
   status Active 429-char remark

   Show marketing remark (429 chars)

   Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

7. 2020-12-31
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

8. 2020-11-16
   listed $254,900 Active 429-char remark

   Show marketing remark (429 chars)

   Great investment opportunity to own this well-maintained income producing duplex. There are 3 bedrooms and 2 full bathrooms on each side and each unit features tile throughout. Both sides are rented so start out with a positive cash flow. The duplex also sits on an over-sized lot and is located close to 82. This property offers many possibilities. Price to sell, it won’t last long! Schedule your showing today.

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $3,829 · $319/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 27 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: $42,432
• − Mortgage interest: −$20,725
• − Property taxes: −$3,829
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,395
• − Management: −$3,395
• − Depreciation: −$10,763
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $4,925/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): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% 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: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• 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

+45.2% since first listed

8 events — show timeline

• 2026-02-09 Pending — FORTMLS
• 2026-01-15 Price Changed $369,990 FORTMLS
• 2025-12-11 Listed $379,990 FORTMLS
• 2021-03-09 Sold (MLS) $240,000 FORTMLS
• 2021-01-28 Pending — FORTMLS
• 2021-01-17 Relisted — FORTMLS
• 2020-12-31 Pending — FORTMLS
• 2020-11-16 Listed $254,900 FORTMLS

Property tax history

+11.7%/yr

Latest (2022): $3,829 · +47.4% YoY. Source: county tax records.