19999 Lake Vista Cir #3 · Lehigh Acres, FL 33936

$179,000

3 bd · 2.0 ba · 1,517 sqft · Condo · 219 Days on market

Built 2003 $342/mo HOA · 17% of rent ↓ 31% 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).

• Cash flow +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 1,500 square feet in this spacious 3 bedroom, 2 baths, with an attached double garage. Strong concrete block construction. The screened balcony overlooks a park like setting. City water and sewer. Not in a flood zone. Community has No CDD Tax, no City Tax, 15 minutes from Fenway South JetBlue Park- the Spring Training home of the Boston Red Sox, 18 min. from SW International Airport and only 40 min. to white sandy beaches. Very low Association dues. Not age restricted and is pet friendly! See this one and your search will be over.

Key facts

• Not in a flood zone
• Screened balcony
• Pet friendly

Tags

• SCREENED BALCONY
• OVERLOOKS A PARK LIKE SETTING
• NOT IN A FLOOD ZONE
• PET FRIENDLY

Property features AI

Finance

• Financial info: Pets allowed conditionally (call), maximum 2 pets
• HOA & community: Community of 96 units; Has homeowners association; Annual association fee: $432; Quarterly association fee: $920; Association covers insurance, irrigation water, legal/accounting, grounds maintenance, reserve fund, road maintenance and street lights; Association provides management; Non-gated community

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story building; Entry level: 2; Resale property; Faces southwest
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Balcony; Screened porch; Paved road access; Northeast exposures

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Split bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Open living/dining area; Separate shower; Shower only; Window treatments; Split bedroom layout; Single-hung windows; Window coverings; Furnishing negotiable
• Laundry & utility: Washer; Dryer; Laundry located inside and in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-33 ($-397/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.7% in Lehigh Acres — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 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).
• At $1,957/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 1027% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 219 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 8850% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $157,520 (12.0% 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 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.09% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 7.6

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-36,607
• Equity at exit: $26,689

10-year hold

• IRR: -29.6%
• Equity multiple: -0.11×
• Total profit: $-55,778
• Equity at exit: $15,477

Cash invested: $50,120 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$342
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-33

Break-even live

Break-even rent $1,999

Max offer price $174,215

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $29	+0% $-33	+5% $-95	+10% $-157
Rent	-10% $-188	-5% $-110	+0% $-33	+5% $44	+10% $122
Rate	-1.0pp $57	-0.5pp $12	base $-33	+0.5pp $-79	+1.0pp $-127

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20055 Lake Vista Cir N Lehigh Acres, FL	3.0	2.0	1442	$1,700	$1.18	25d	1	0.09mi
19949 Lake Vista Cir Unit 16C Lehigh Acres, FL	3.0	2.0	1517	$1,600	$1.05	25d	1	0.16mi
19949 Lake Vista Cir N #1 Lehigh Acres, FL	3.0	2.0	1442	$1,800	$1.25	25d	1	0.16mi
19933 Lake Vista Cir Lehigh Acres, FL	3.0	2.0	1776	$1,750	$0.99	21d	1	0.18mi
20012 Petrucka Cir N Unit D Lehigh Acres, FL	3.0	2.0	1517	$1,750	$1.15	25d	1	0.20mi
351 Ranchito Ave Lehigh Acres, FL	3.0	2.5	1500	$2,000	$1.33	25d	1	0.30mi
532 Ilaria Ct Lehigh Acres, FL	4.0	2.0	1598	$2,300	$1.44	18d	1	0.33mi
19882 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1942	$2,350	$1.21	25d	1	0.40mi
19931 Green Pasture Rd Lehigh Acres, FL	4.0	2.0	1817	$2,248	$1.24	25d	1	0.41mi
337 Rancho Ave Lehigh Acres, FL	3.0	2.0	1723	$2,150	$1.25	25d	1	0.43mi
467 Raymer St Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	12d	1	0.47mi
20050 Caroline Creek Pl Lehigh Acres, FL	4.0	2.5	1885	$2,300	$1.22	25d	1	0.48mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$1,900	$1.31	5d	1	0.49mi
20190 Caroline Creek Pl Unit 250 Lehigh Acres, FL	3.0	2.0	1448	$2,200	$1.52	25d	1	0.49mi
448 Reading St Lehigh Acres, FL	3.0	2.0	1100	$1,890	$1.72	5d	1	0.49mi
477 Rayford St Lehigh Acres, FL	4.0	3.0	1715	$2,000	$1.17	25d	1	0.49mi
334 Ranch Ave Lehigh Acres, FL	3.0	2.0	1645	$2,150	$1.31	5d	1	0.50mi
438 Poplar St Lehigh Acres, FL	3.0	2.0	1640	$2,150	$1.31	5d	1	0.51mi
374 Compese Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	18d	1	0.52mi
472 Rajah St Lehigh Acres, FL	3.0	2.0	1715	$2,200	$1.28	5d	1	0.53mi
12321 Dakota Ridge Pl Lehigh Acres, FL	3.0	2.0	1448	$1,850	$1.28	16d	1	0.56mi
520 Creuset Ave S Lehigh Acres, FL	2.0	2.0	1050	$1,700	$1.62	25d	1	0.57mi
437 Reading St Lehigh Acres, FL	4.0	2.0	1833	$1,795	$0.98	4d	1	0.57mi
11621 Savanna Lakes Blvd Lehigh Acres, FL	4.0	3.0	2174	$2,200	$1.01	18d	1	0.57mi
463 Piedmont St Unit 463 Lehigh Acres, FL	3.0	2.0	1200	$1,350	$1.12	5d	1	0.58mi
510 Caywood Ave S Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	25d	1	0.60mi
397 Carrillon Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,550	$1.29	5d	1	0.60mi
12312 Amber Waves Rd Unit NA Lehigh Acres, FL	4.0	2.0	1941	$2,325	$1.20	25d	1	0.61mi
12312 Amber Waves Rd Lehigh Acres, FL	4.0	2.0	1937	$2,325	$1.20	21d	1	0.61mi
12441 Dakota Ridge Pl Lehigh Acres, FL	4.0	2.5	1885	$2,150	$1.14	25d	1	0.64mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	3.0	2.0	1244	$1,650	$1.33	23d	1	0.64mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	4d	1	0.64mi
448 Grant Blvd Unit 1 Lehigh Acres, FL	2.0	2.0	1244	$1,595	$1.28	3d	1	0.64mi
11918 Savanna Lakes Blvd Lehigh Acres, FL	3.0	2.0	1484	$2,000	$1.35	25d	1	0.66mi
442 Grant Blvd Lehigh Acres, FL	3.0	2.0	1199	$1,625	$1.36	16d	1	0.67mi
515 Croydon Ave S Lehigh Acres, FL	3.0	3.0	1253	$2,200	$1.76	5d	1	0.70mi
19750 Garden Ridge Ct Lehigh Acres, FL	4.0	2.5	1400	$2,200	$1.57	25d	1	0.80mi
333 Pinehurst Ave Lehigh Acres, FL	3.0	2.0	1545	$2,100	$1.36	25d	1	0.84mi
404 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.86mi
406 Chalet Ave S Lehigh Acres, FL	3.0	2.0	1200	$1,850	$1.54	25d	1	0.86mi

HOA detail condo

• Monthly dues: $342 · $4,104/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $179,000 Active 219 DOM
2. 2026-06-17
   days on market $179,000 Active 215 DOM
3. 2026-06-16
   days on market $179,000 Active 214 DOM
4. 2026-06-16
   days on market $179,000 Active 213 DOM
5. 2026-06-13
   days on market $179,000 Active 211 DOM
6. 2026-06-09
   days on market $179,000 Active 207 DOM
7. 2026-06-07
   days on market $179,000 Active 205 DOM
8. 2026-06-02
   days on market $179,000 Active 200 DOM
9. 2026-06-01
   days on marketlisting id $179,000 Active 199 DOM
10. 2026-05-31
    days on market $179,000 Active 9 DOM
11. 2026-05-22
    price $179,000
12. 2026-05-06
    price $1,750
13. 2026-04-17
    price $1,850
14. 2026-03-25
    listed $2,000
15. 2026-02-25
    price $184,900
16. 2025-12-10
    price $189,900
17. 2025-11-14
    listed $193,000 Active

    Show marketing remark (541 chars)

    Over 1,500 square feet in this spacious 3 bedroom, 2 baths, with an attached double garage. Strong concrete block construction. The screened balcony overlooks a park like setting. City water and sewer. Not in a flood zone. Community has No CDD Tax, no City Tax, 15 minutes from Fenway South JetBlue Park- the Spring Training home of the Boston Red Sox, 18 min. from SW International Airport and only 40 min. to white sandy beaches. Very low Association dues. Not age restricted and is pet friendly! See this one and your search will be over.

18. 2025-11-14
    listed $179,000 Active 541-char remark

    Show marketing remark (541 chars)

    Over 1,500 square feet in this spacious 3 bedroom, 2 baths, with an attached double garage. Strong concrete block construction. The screened balcony overlooks a park like setting. City water and sewer. Not in a flood zone. Community has No CDD Tax, no City Tax, 15 minutes from Fenway South JetBlue Park- the Spring Training home of the Boston Red Sox, 18 min. from SW International Airport and only 40 min. to white sandy beaches. Very low Association dues. Not age restricted and is pet friendly! See this one and your search will be over.

19. 2023-05-18
    soldstatus $245,000 Closed 995-char remark

    Show marketing remark (995 chars)

    Move in Ready, Meticulously Maintained, Second Floor End Unit Condo available now in the in demand and affordable golf course community of Majestic. Enjoy the open floor plan which features a newly painted interior, vaulted ceilings, spacious great room, split bedrooms, large closets, ample storage, and new/ newer appliances and AC. You'll also love the convenience of an attached two car garage and living in a community with no exterior maintenance required! Enjoy the Florida lifestyle spending time on your screened balcony enjoying the beautiful weather and peaceful landscaped view or participating in community activities. The Majestic Golf Course community is centrally located in Lehigh Acres with an 18-hole public golf course, Restaurant/Bar, Clubhouse, Pro Shop, Community Pool and Fitness Center. Located inland providing security and peace of mind from storms yet easily commutable to the beaches and all of the top attractions of Southwest Florida. Schedule your showing today!

20. 2023-04-15
    status Pending 995-char remark

    Show marketing remark (995 chars)

    Move in Ready, Meticulously Maintained, Second Floor End Unit Condo available now in the in demand and affordable golf course community of Majestic. Enjoy the open floor plan which features a newly painted interior, vaulted ceilings, spacious great room, split bedrooms, large closets, ample storage, and new/ newer appliances and AC. You'll also love the convenience of an attached two car garage and living in a community with no exterior maintenance required! Enjoy the Florida lifestyle spending time on your screened balcony enjoying the beautiful weather and peaceful landscaped view or participating in community activities. The Majestic Golf Course community is centrally located in Lehigh Acres with an 18-hole public golf course, Restaurant/Bar, Clubhouse, Pro Shop, Community Pool and Fitness Center. Located inland providing security and peace of mind from storms yet easily commutable to the beaches and all of the top attractions of Southwest Florida. Schedule your showing today!

21. 2023-04-07
    listed $259,000 Active 995-char remark

    Show marketing remark (995 chars)

    Move in Ready, Meticulously Maintained, Second Floor End Unit Condo available now in the in demand and affordable golf course community of Majestic. Enjoy the open floor plan which features a newly painted interior, vaulted ceilings, spacious great room, split bedrooms, large closets, ample storage, and new/ newer appliances and AC. You'll also love the convenience of an attached two car garage and living in a community with no exterior maintenance required! Enjoy the Florida lifestyle spending time on your screened balcony enjoying the beautiful weather and peaceful landscaped view or participating in community activities. The Majestic Golf Course community is centrally located in Lehigh Acres with an 18-hole public golf course, Restaurant/Bar, Clubhouse, Pro Shop, Community Pool and Fitness Center. Located inland providing security and peace of mind from storms yet easily commutable to the beaches and all of the top attractions of Southwest Florida. 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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 30 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: $23,483
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$4,104
• − Depreciation: −$5,207
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $369/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

-30.9% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $179,000 FORTMLS
• 2026-05-06 Price Changed $1,750 NAPLESMLS
• 2026-04-17 Price Changed $1,850 NAPLESMLS
• 2026-03-25 Listed for Rent $2,000 NAPLESMLS
• 2026-02-25 Price Changed $184,900 FORTMLS
• 2025-12-10 Price Changed $189,900 FORTMLS
• 2025-11-14 Listed $179,000 MARMLS
• 2025-11-14 Listed $193,000 FORTMLS
• 2023-05-18 Sold (MLS) $245,000 FORTMLS
• 2023-04-15 Pending — FORTMLS
• 2023-04-07 Listed $259,000 FORTMLS