585/587 Alabama Rd S · Lehigh Acres, FL 33974

$535,000

6 bd · 4.0 ba · 2,540 sqft · MultiFamily · 95 Days on market

Built 2025 0.32 ac lot Est $541k · at est. ↓ 3% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0

Multi-family units

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

Listing remarks

Stunning new corner lot duplex in booming Lehigh Acres, completed in 2025.THIS IS A TRUE 6 BEDROOMS DUPLEX NOT A 2 BEDS AND DEN AS OTHER LISTINGS LIST AS A 6 BEDROOM. Each spacious unit features 3 bedrooms, 2 full bathrooms, screened lanais, oversized 8-ft doors, impact windows and doors, elegant tile flooring, brand-new stainless steel appliances, high efficiency septic (required on true 6 bedroom duplexes) and fenced back yard. Built with high-end finishes, smooth modern stucco, and quality craftsmanship throughout. One unit is rented at $2,100/month. A perfect opportunity for investors or homeowners looking to own in one of Southwest Florida’s fastest-growing communities. SELLER OF

Key facts

• Fully fenced
• Brand new duplex
• Indoor laundry rooms

Tags

• BRAND NEW DUPLEX
• IMPACT WINDOWS
• SCREENED LANAI PATIOS
• INDOOR LAUNDRY ROOMS
• FULLY FENCED

Property features AI

Finance

• Other: Tenants pay trash collection; Pets allowed on a conditional basis (call for details)
• Financial info: Gross scheduled income: $25,200; Operating expenses: $7,200; Reported actual rent for one unit: $2,100 (pro forma $2,100)
• HOA & community: No association fee

Exterior

• Parking: Each unit includes an attached 1-car garage
• Utilities: Well water supply; Septic sewer; Cable not available
• Home design: Duplex (2-unit property); New construction; Attached garages (each unit has 1 garage space)
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Well water; Septic tank; Lot dimensions approximately 92 x 102 x 124 x 94; Zoned RM-2

Interior

• Kitchen: Appliances include a water softener
• Bedrooms: Two 3-bedroom units (each unit includes laundry in residence)
• Flooring: Tile flooring
• Bathrooms: Each unit has 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Impact glass windows; Screened lanai/porch; New construction condition
• Laundry & utility: Laundry in each residence

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative. Per door: $-423/mo.
• To cash-flow at today's rent, offer at most $412k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (32.6% below list).
• Recommended offer: $361k (32.6% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,608/mo this rent would consume 60% 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 $57k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $360,800 (32.6% 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 95 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $541,020
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322-324 Poplar St	0.42mi	6/4.0	2,398 (-6%)	2mo	$510,000	$213	70
318-320 Poplar St	0.41mi	6/4.0	2,398 (-6%)	3mo	$515,000	$215	69
326-328 Grant Blvd	0.47mi	6/4.0	2,330 (-8%)	14mo	$400,000	$172	52

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: 18.7%
• Equity multiple: 2.51×
• Total profit: $226,914
• Equity at exit: $481,970

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $691,819
• Equity at exit: $1,039,387

Cash invested: $149,800 (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: 24.7×

Monthly cashflow live

• Estimated rent: $3,608 high
• Mortgage (P&I): −$2,806
• Tax est. 1.5%: −$669 /mo · $8,025/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $-847

Break-even live

Break-even rent $4,680

Max offer price $412,446

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-662	+0% $-847	+5% $-1,032	+10% $-1,217
Rent	-10% $-1,132	-5% $-989	+0% $-847	+5% $-704	+10% $-562
Rate	-1.0pp $-578	-0.5pp $-711	base $-847	+0.5pp $-986	+1.0pp $-1,127

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,608
Total (2 units)			$3,608

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19525 Fairhill Ct Lehigh Acres, FL	6.0	3.0	2463	$2,499	$1.01	24d	1	0.80mi
10601 Crossback Ln Lehigh Acres, FL	5.0	3.0	2634	$2,800	$1.06	24d	1	0.97mi
11902 Savanna Lakes Blvd Lehigh Acres, FL	6.0	3.0	3041	$2,750	$0.90	17d	1	1.05mi
11634 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,650	$1.08	22d	1	1.06mi
11613 Savanna Lakes Blvd Lehigh Acres, FL	5.0	3.0	2451	$2,700	$1.10	17d	1	1.37mi
19972 Green Pasture Rd Lehigh Acres, FL	5.0	2.5	2959	$3,000	$1.01	22d	1	1.39mi

Listing history 17 events

1. 2026-06-17
   days on market $535,000 Active 95 DOM
2. 2026-06-16
   days on market $535,000 Active 94 DOM
3. 2026-06-15
   days on market $535,000 Active 93 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   days on market $535,000 Active 91 DOM
6. 2026-06-10
   days on market $535,000 Active 88 DOM
7. 2026-06-09
   days on market $535,000 Active 87 DOM
8. 2026-06-07
   days on market $535,000 Active 85 DOM
9. 2026-06-03
   days on market $535,000 Active 81 DOM
10. 2026-06-02
    days on market $535,000 Active 80 DOM
11. 2026-06-01
    days on market $535,000 Active 79 DOM
12. 2026-06-01
    days on market $535,000 Active 78 DOM
13. 2026-05-12
    status Active
14. 2026-05-12
    price $550,000
15. 2025-10-13
    historical
16. 2025-08-28
    price $549,000
17. 2025-08-15
    listed $565,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $43,296
• − Mortgage interest: −$29,968
• − Property taxes: −$8,025
• − Insurance: −$2,675
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − Depreciation: −$15,564
• Taxable loss: −$19,863
• Est. tax savings @ 24.0%: +$4,767
• After-tax cash flow: $-5,396/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

-2.7% since first listed

5 events — show timeline

• 2026-05-12 Relisted — FORTMLS
• 2026-05-12 Price Changed $550,000 FORTMLS
• 2025-10-13 Listing Removed — FORTMLS
• 2025-08-28 Price Changed $549,000 FORTMLS
• 2025-08-15 Listed $565,000 FORTMLS