936-938 Eisenhower Blvd · Lehigh Acres, FL 33974

$359,000

6 bd · 4.0 ba · 2,196 sqft · MultiFamily public records · 92 Days on market

Built 2006 0.33 ac lot Est $472k · 24% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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

Welcome to 936/938 Eisenhower Boulevard! This well-maintained duplex is perfectly situated in the heart of Lehigh Acres, offering both strong investment potential and excellent house-hacking appeal. Whether you're looking to grow your rental portfolio or live in one unit while renting out the other, this property is truly move-in and rent-ready with key upgrades already completed. A new roof installed in 2023 provides major peace of mind, and both units feature an aluminum screened enclosure, tile and wood flooring throughout, and fresh interior paint. The layout is functional, comfortable, and ready for immediate occupancy. Conveniently located just a short drive from State Road 82 and I-7

Key facts

• Fresh interior paint
• New roof
• 0.33 acre lot

Tags

• NEW ROOF
• ALUMINUM SCREENED ENCLOSURE
• TILE AND WOOD FLOORING
• FRESH INTERIOR PAINT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Lot dimensions approximately 118 x 125 (0.3256 acres)
• Financial info: Gross scheduled income: $38,400; Operating expenses: $4,038.12; One unit currently rented at $1,600 (actual/pro forma); Tenant pays electricity and water; Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: One attached garage space for one unit; Two attached garage spaces for the other unit
• Security: Smoke detector
• Utilities: Cable available; Septic tank; Well water
• Home design: Duplex / multi-family (2 units); Resale condition; Zoned RM-2
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Two 3-bedroom units
• Flooring: Tile
• Bathrooms: Four full bathrooms total (two full bathrooms per unit)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single hung windows; Screened lanai/porch; Ceiling fan(s); Smoke detector; Window coverings
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $359k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive. Per door: $187/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 $351k (2.3% below list).
• Recommended offer: $327k (9.0% below list) — sets the bar for market timing.
• 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+, schools D-.
• 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.
• Market conditions: Rents falling (-4.7%/yr); 2460 active listings in the ZIP; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,509/mo this rent would consume 58% of the median local household income ($72k/yr) (locally 434% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $359k implies a 366% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $326,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $472,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941-943 Jaguar Blvd	0.73mi	6/4.0	2,386 (+9%)	21mo	$512,000	$215	34

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: $209,111
• Equity at exit: $323,416

10-year hold

• IRR: 22.4%
• Equity multiple: 6.76×
• Total profit: $578,613
• Equity at exit: $697,458

Cash invested: $100,520 (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: 2460
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,509 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $375

Break-even live

Break-even rent $3,035

Max offer price $359,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,510
Total (2 units)			$3,509

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-17
   days on market $359,000 Active 92 DOM
2. 2026-06-16
   days on market $359,000 Active 91 DOM
3. 2026-06-15
   days on market $359,000 Active 90 DOM
4. 2026-06-13
   days on market $359,000 Active 88 DOM
5. 2026-06-10
   days on market $359,000 Active 85 DOM
6. 2026-06-09
   days on market $359,000 Active 84 DOM
7. 2026-06-07
   days on market $359,000 Active 82 DOM
8. 2026-06-03
   days on market $359,000 Active 78 DOM
9. 2026-06-02
   days on market $359,000 Active 77 DOM
10. 2026-06-01
    days on market $359,000 Active 76 DOM
11. 2026-06-01
    days on market $359,000 Active 75 DOM
12. 2026-05-22
    status Active
13. 2026-02-02
    status Pending
14. 2025-12-06
    price $359,000
15. 2025-11-21
    listed $384,000 Active
16. 2025-10-20
    historical
17. 2025-06-16
    listed $445,000 Active
18. 2024-10-29
    historical $1,595
19. 2024-10-21
    price $1,595
20. 2024-08-22
    listed $1,695
21. 2024-08-22
    historical $1,695
22. 2024-08-22
    historical $1,695
23. 2024-08-22
    listed $1,695
24. 2024-08-07
    listed $1,695
25. 2022-02-03
    price $1,595
26. 2011-07-18
    soldstatus $77,000
27. 2010-05-03
    soldstatus $79,000

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $4,381 · $365/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $42,108
• − Mortgage interest: −$20,110
• − Property taxes: −$4,381
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − Depreciation: −$10,444
• Taxable loss: −$1,359
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $4,824/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

+354.4% since first listed

16 events — show timeline

• 2026-05-22 Relisted — FORTMLS
• 2026-02-02 Pending — FORTMLS
• 2025-12-06 Price Changed $359,000 FORTMLS
• 2025-11-21 Listed $384,000 FORTMLS
• 2025-10-20 Listing Removed — FORTMLS
• 2025-06-16 Listed $445,000 FORTMLS
• 2024-10-29 Rental Removed $1,595 NAPLESMLS
• 2024-10-21 Price Changed $1,595 NAPLESMLS
• 2024-08-22 Listed for Rent $1,695 NAPLESMLS
• 2024-08-22 Rental Removed $1,695 FORTMLS
• 2024-08-22 Rental Removed $1,695 BUILDIUM
• 2024-08-22 Listed for Rent $1,695 FORTMLS
• 2024-08-07 Listed for Rent $1,695 BUILDIUM
• 2022-02-03 Price Changed $1,595 BUILDIUM
• 2011-07-18 Sold (Public Records) $77,000 Public Records
• 2010-05-03 Sold (Public Records) $79,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,381 · +8.5% YoY. Source: county tax records.