1133 Columbo Ave S · Lehigh Acres, FL 33974

$326,990

4 bd · 2.0 ba · 1,829 sqft · Land · 36 Days on market

Built 2026 10,018 sqft lot

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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 +7.5/15.0
• 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

Listing remarks MLS

Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

Key facts

• Covered front porch
• Vaulted ceiling
• Dining area

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• DINING AREA
• GOURMET KITCHEN
• FREESTANDING ISLAND

Property features AI

Finance

• Other: Lot is rectangular with dimensions 80 x 125 x 80 x 125 (surveyed); Lot exposure: East; Road maintained by public authorities; Irrigation supplied by well; Lot includes automatic sprinklers
• Financial info: Pets allowed
• HOA & community: No association fee reported

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway with paved access; Garage door opener
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story home; Entry level: 1; Faces west; Under construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation (specific foundation type not provided)
• Exterior features: Security/high-impact doors; Automatic sprinklers/irrigation; Patio; Room for pool; Open patio/porch

Interior

• Kitchen: Dishwasher; Icemaker / Refrigerator with ice maker; Microwave; Range / Stove; Refrigerator; Pantry; Kitchen island; Breakfast bar
• Bedrooms: Main-level primary (additional bedroom(s) not specified)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Breakfast bar; Dual sinks; Kitchen island; Open living/dining area; Main-level primary bedroom; Pantry; Shower only (separate shower); Cable TV ready; Vaulted ceilings; Walk-in closets; Split bedroom floorplan
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $327k.

Deal economics

• At list price, monthly cash flow is $-520 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.7% below list).
• Recommended offer: $220k (32.7% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $18k; list at $327k implies a 1668% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,208 (32.7% 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 36 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

No comps found within radius.

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: $138,541
• Equity at exit: $294,578

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $422,542
• Equity at exit: $635,270

Cash invested: $91,557 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,715
• Tax est. 1.5%: −$409 /mo · $4,905/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-520

Break-even live

Break-even rent $2,860

Max offer price $251,729

Occupancy floor —

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: $81,748
• Closing costs: $9,810
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Dutchess St E Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	0.16mi
1150 Darling St E Lehigh Acres, FL	3.0	2.0	1292	$1,800	$1.39	23d	1	0.17mi
1129 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.24mi
1125 Deauville St E Lehigh Acres, FL	3.0	2.0	1292	$1,900	$1.47	3d	1	0.27mi
1121 Deauville St E Lehigh Acres, FL	3.0	2.0	1698	$2,100	$1.24	23d	1	0.30mi
1253 Columbus Blvd Fort Myers, FL	3.0	2.0	1288	$1,650	$1.28	23d	1	0.53mi
1262 Best Ave Fort Myers, FL	3.0	2.0	1288	$1,600	$1.24	14d	1	0.61mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	23d	1	0.77mi
1270 Bermar St Fort Myers, FL	3.0	2.0	1408	$1,660	$1.18	3d	1	0.84mi
1089 Eisenhower Blvd Lehigh Acres, FL	4.0	2.0	1639	$2,000	$1.22	3d	1	0.89mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	11d	1	1.01mi
934 Marilyn Ave S Lehigh Acres, FL	4.0	2.0	1577	$2,000	$1.27	2d	1	1.01mi
1137 Edgerton Ave Lehigh Acres, FL	3.0	2.0	2394	$1,800	$0.75	2d	1	1.01mi
847 Genoa Ave Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	3d	1	1.33mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	3d	1	1.37mi
941 Elgin St Lehigh Acres, FL	3.0	2.0	1582	$2,664	$1.68	23d	1	1.43mi
828 Genoa Ave S Lehigh Acres, FL	4.0	2.5	1632	$2,400	$1.47	23d	1	1.48mi
1018 Garnet Ave Lehigh Acres, FL	3.0	2.0	1381	$1,575	$1.14	23d	1	1.48mi

Listing history 24 events

1. 2026-06-17
   days on market $326,990 Active 36 DOM
2. 2026-06-16
   days on market $326,990 Active 35 DOM
3. 2026-06-15
   days on market $326,990 Active 34 DOM
4. 2026-06-13
   days on market $326,990 Active 32 DOM
5. 2026-06-10
   remarks 694-char remark
6. 2026-06-10
   days on market $326,990 Active 29 DOM
7. 2026-06-09
   days on market $326,990 Active 28 DOM
8. 2026-06-08
   days on market $326,990 Active 27 DOM
9. 2026-06-07
   days on market $326,990 Active 26 DOM
10. 2026-06-03
    days on market $326,990 Active 22 DOM
11. 2026-06-02
    days on market $326,990 Active 21 DOM
12. 2026-06-01
    days on market $326,990 Active 20 DOM
13. 2026-05-31
    days on market $326,990 Active 19 DOM
14. 2026-05-12
    listed $326,990 Active
15. 2025-09-16
    soldstatus $18,500 Closed 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

16. 2025-09-08
    soldstatus $18,500
17. 2025-07-28
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

18. 2025-07-22
    price $22,900

    Show marketing remark (269 chars)

    Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

19. 2025-07-22
    listed $22,900 Active 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

20. 2025-07-22
    historical

    Show marketing remark (269 chars)

    Excellent opportunity in an area with new construction homes being built and convenient access to St Rd 82. Close to golf courses, shopping and restaurants as well as just a short drive to Fort Myers and Punta Gorda airports, two spring training facilities and beaches!

21. 2025-04-11
    listed $26,900 Active
22. 2006-05-31
    soldstatus $9,900
23. 2002-08-21
    soldstatus $74,800
24. 1991-12-01
    soldstatus $111,300

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $26,425
• − Mortgage interest: −$18,317
• − Property taxes: −$4,905
• − Insurance: −$1,635
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,512
• Taxable loss: −$12,172
• Est. tax savings @ 24.0%: +$2,921
• After-tax cash flow: $-3,320/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

+193.8% since first listed

11 events — show timeline

• 2026-05-12 Listed $326,990 FORTMLS
• 2025-09-16 Sold (MLS) $18,500 FORTMLS
• 2025-09-08 Sold (Public Records) $18,500 Public Records
• 2025-07-28 Pending — FORTMLS
• 2025-07-22 Price Changed $22,900 FORTMLS
• 2025-07-22 Listing Removed — FORTMLS
• 2025-07-22 Listed $22,900 FORTMLS
• 2025-04-11 Listed $26,900 FORTMLS
• 2006-05-31 Sold (Public Records) $9,900 Public Records
• 2002-08-21 Sold (Public Records) $74,800 Public Records
• 1991-12-01 Sold (Public Records) $111,300 Public Records

Property tax history

+17.6%/yr

Latest (2025): $444 · +28.0% YoY. Source: county tax records.