646 Joel Blvd · Lehigh Acres, FL 33936

$99,000

2 bd · 2.0 ba · 968 sqft · Condo public records · 420 Days on market

Built 1971 $385/mo HOA · 29% of rent

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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 +10.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• 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

Two bedroom two bath Beach Club Colony Villa with family room overlooking the canal in the rear, relaxing views of the wildlife and fish from your backyard, sidewalk along the canal for your daily walks, steps away from the heated common pool, open front porch/patio area, porcelain tile as you walk into the front entry into the kitchen area, all appliances in kitchen including dishwasher and built in microwave, bright white cabinets with brushed nickel hardware, new central heat and air in 2016, newly remodeled bathrooms with new commodes, vanities, sinks and light fixtures, family room is open to the living room for continuous flow an additional living area, built in cabinets and shelving in dining area, pull down stairs to attic for additional storage, 55+ community, pets OK, furnishings available for sale separately.

Key facts

• $385 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with monthly fee; Association fee covers laundry, legal/accounting, grounds maintenance, reserve fund and trash; Community amenities include laundry, pool, sidewalks and management; Non-gated community with street lights; Senior community; Approximately 50 units in the community

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Faces west; Has attached property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Glass-enclosed and open porch/patio; Privacy wall; Attached guest house; Community pool; Canal access waterfront; East exposures; Has a view

Interior

• Kitchen: Dishwasher; Freezer; Garbage disposal; Microwave; Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Built-in features; Living/dining room; Pantry; Tub with shower; Window treatments; Split bedroom layout; Jalousie windows; Window coverings
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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+, 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 soft (-0.8%/yr); 641 active listings in the ZIP; 11 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 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 420 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $87,120 (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 420 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.32% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 6.3

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: -25.1%
• Equity multiple: 0.18×
• Total profit: $-22,690
• Equity at exit: $14,761

10-year hold

• IRR: -49.6%
• Equity multiple: -0.35×
• Total profit: $-37,480
• Equity at exit: $8,560

Cash invested: $27,720 (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: 641
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$519
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$41
• HOA: −$385
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-48

Break-even live

Break-even rent $1,372

Max offer price $90,481

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-20	+0% $-48	+5% $-76	+10% $-104
Rent	-10% $-152	-5% $-100	+0% $-48	+5% $4	+10% $55
Rate	-1.0pp $2	-0.5pp $-23	base $-48	+0.5pp $-74	+1.0pp $-100

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Joel Blvd Lehigh Acres, FL	2.0	2.0	968	$1,050	$1.08	24d	1	0.12mi
732 Joel Blvd Lehigh Acres, FL	2.0	2.0	788	$1,200	$1.52	24d	1	0.12mi
2213 Gardenia Way Lehigh Acres, FL	2.0	1.5	900	$1,740	$1.93	24d	1	0.52mi
2201 E 5th St #23 Lehigh Acres, FL	2.0	2.0	1011	$1,300	$1.29	3d	1	0.67mi
343 Joel Blvd #111 Lehigh Acres, FL	2.0	2.0	921	$900	$0.98	24d	1	0.92mi
333 Joel Blvd Lehigh Acres, FL	2.0	1.0–2.0	877	$1,048	$1.19	16d	2	0.98mi
321 Dania St Lehigh Acres, FL	2.0	2.0	915	$1,800	$1.97	24d	1	1.20mi
807 Monroe Dr Lehigh Acres, FL	3.0	2.0	965	$1,750	$1.81	3d	1	1.28mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	24d	1	1.35mi
347 Richland Rd Lehigh Acres, FL	2.0	2.0	1040	$1,150	$1.11	24d	1	1.35mi
198 Joel Blvd #6 Lehigh Acres, FL	2.0	2.0	1036	$1,200	$1.16	3d	1	1.45mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-09
   statusdays on market $99,000 Pending 420 DOM
2. 2026-06-07
   days on market $99,000 Active 419 DOM
3. 2026-06-02
   days on market $99,000 Active 414 DOM
4. 2026-06-01
   days on market $99,000 Active 413 DOM
5. 2026-06-01
   days on market $99,000 Active 412 DOM
6. 2026-03-30
   price $99,000
7. 2025-11-06
   price $115,000
8. 2025-08-29
   status Active
9. 2025-07-18
   status Pending
10. 2025-07-15
    price $90,000
11. 2025-05-14
    price $105,000
12. 2025-04-01
    price $110,000
13. 2025-03-03
    listed $125,000 Active
14. 2019-04-16
    soldstatus $62,000
15. 2019-04-15
    soldstatus $62,000 Sold 831-char remark

    Show marketing remark (831 chars)

    Two bedroom two bath Beach Club Colony Villa with family room overlooking the canal in the rear, relaxing views of the wildlife and fish from your backyard, sidewalk along the canal for your daily walks, steps away from the heated common pool, open front porch/patio area, porcelain tile as you walk into the front entry into the kitchen area, all appliances in kitchen including dishwasher and built in microwave, bright white cabinets with brushed nickel hardware, new central heat and air in 2016, newly remodeled bathrooms with new commodes, vanities, sinks and light fixtures, family room is open to the living room for continuous flow an additional living area, built in cabinets and shelving in dining area, pull down stairs to attic for additional storage, 55+ community, pets OK, furnishings available for sale separately.

16. 2019-03-12
    status Pending 831-char remark

    Show marketing remark (831 chars)

    Two bedroom two bath Beach Club Colony Villa with family room overlooking the canal in the rear, relaxing views of the wildlife and fish from your backyard, sidewalk along the canal for your daily walks, steps away from the heated common pool, open front porch/patio area, porcelain tile as you walk into the front entry into the kitchen area, all appliances in kitchen including dishwasher and built in microwave, bright white cabinets with brushed nickel hardware, new central heat and air in 2016, newly remodeled bathrooms with new commodes, vanities, sinks and light fixtures, family room is open to the living room for continuous flow an additional living area, built in cabinets and shelving in dining area, pull down stairs to attic for additional storage, 55+ community, pets OK, furnishings available for sale separately.

17. 2019-02-22
    listed $62,900 Active 831-char remark

    Show marketing remark (831 chars)

    Two bedroom two bath Beach Club Colony Villa with family room overlooking the canal in the rear, relaxing views of the wildlife and fish from your backyard, sidewalk along the canal for your daily walks, steps away from the heated common pool, open front porch/patio area, porcelain tile as you walk into the front entry into the kitchen area, all appliances in kitchen including dishwasher and built in microwave, bright white cabinets with brushed nickel hardware, new central heat and air in 2016, newly remodeled bathrooms with new commodes, vanities, sinks and light fixtures, family room is open to the living room for continuous flow an additional living area, built in cabinets and shelving in dining area, pull down stairs to attic for additional storage, 55+ community, pets OK, furnishings available for sale separately.

18. 2011-05-25
    soldstatus $29,900
19. 2011-05-20
    soldstatus $29,900 314-char remark

    Show marketing remark (314 chars)

    BEACH CLUB VILLA FULLY FURNISHED MOVE IN READY. JUST A FEW FEET AWAY FROM THE HEATED COMMUNITY POOL. BEAUTIFUL VIEW OF THE CANAL AND ITS WILD LIFE. NEW ROOF, NEW AIR CONDITIONER, TURN KEY JUST BRING YOUR CLOTHS. BEST BUY IN BEACH CLUB COLONY. COMPLETELY ENCLOSED FLORIDA ROOM FOR EXTRA LIVING AREA. A 55+ COMMUNITY

20. 2010-04-05
    soldstatus $34,900
21. 2010-04-02
    soldstatus $34,900
22. 2003-04-11
    soldstatus $55,000
23. 2000-03-02
    soldstatus $37,000
24. 1996-11-27
    soldstatus $36,000

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $15,729
• − Mortgage interest: −$5,546
• − Property taxes: −$1,659
• − Insurance: −$495
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$4,620
• − Depreciation: −$2,880
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $-102/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

+175.0% since first listed

19 events — show timeline

• 2026-03-30 Price Changed $99,000 FORTMLS
• 2025-11-06 Price Changed $115,000 FORTMLS
• 2025-08-29 Relisted — FORTMLS
• 2025-07-18 Pending — FORTMLS
• 2025-07-15 Price Changed $90,000 FORTMLS
• 2025-05-14 Price Changed $105,000 FORTMLS
• 2025-04-01 Price Changed $110,000 FORTMLS
• 2025-03-03 Listed $125,000 FORTMLS
• 2019-04-16 Sold (Public Records) $62,000 Public Records
• 2019-04-15 Sold (MLS) $62,000 FORTMLS
• 2019-03-12 Pending — FORTMLS
• 2019-02-22 Listed $62,900 FORTMLS
• 2011-05-25 Sold (Public Records) $29,900 Public Records
• 2011-05-20 Sold (MLS) $29,900 FORTMLS
• 2010-04-05 Sold (Public Records) $34,900 Public Records
• 2010-04-02 Sold (MLS) $34,900 FORTMLS
• 2003-04-11 Sold (Public Records) $55,000 Public Records
• 2000-03-02 Sold (Public Records) $37,000 Public Records
• 1996-11-27 Sold (Public Records) $36,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,659 · +0.9% YoY. Source: county tax records.