912 Apple Ave · Lehigh Acres, FL 33971

$5,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 2 Days on market

Built 1997

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE DECREASE!!!! SELLERS WANT THIS PROPERTY SOLD!!! Incredible update just completed!! NEW INTERIOR PAINT, NEW GRANITE COUNTERS, NEW TUB /SHOWER SURFACES, NEW CARPET!!! Fabulous POOL home located in the FRONT of Lehigh Acres, CLOSE to Ft Myers! This is a MUST SEE property!!! NEW ROOF in 2018!! This gorgeous property is well maintained and features a lanai, pool and a pool path. Call now to schedule your private showing now.

Key facts

• 2 garage spots
• Listed 2 days

Property features AI

Finance

• Other: Directions: Veterans Blvd E, left on Alvin Ave, right on Barth St, left on Apple Ave; property is on the right

Exterior

• Parking: 2-car garage
• Home design: Residential property
• Exterior features: Quarter-acre lot; Zoned RS-1

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$321,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 386.9% 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); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 41.02% ✓
• Cap rate: 386.91%
• Cash-on-cash: 1359.34%
• DSCR: 61.48
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $321,300
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Alaska Ave	0.11mi	4/2.0 (+1)	1,696 (+8%)	1mo	$345,000	$203	76
906 Angelo Ave	0.44mi	3/2.0	1,527 (-3%)	9mo	$300,000	$196	67
904 Agnes Ave	0.32mi	3/2.0	1,458 (-7%)	10mo	$240,000	$165	64
1024 Alaska Ave	0.32mi	4/2.0 (+1)	1,696 (+8%)	5mo	$346,000	$204	62
5518 Brookfield St	0.27mi	3/2.0	1,357 (-14%)	14mo	$310,000	$228	52
5321 Bywood St	0.31mi	4/2.0 (+1)	1,757 (+12%)	23mo	$345,000	$196	42
5548 Burr St	0.43mi	4/2.0 (+1)	1,696 (+8%)	24mo	$397,000	$234	42
5542 Belrose St	0.54mi	3/3.0	1,700 (+8%)	23mo	$395,000	$232	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 68.30×
• Total profit: $94,216
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 136.00×
• Total profit: $188,999
• Equity at exit: $432

Cash invested: $1,400 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,586

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
918 Acroft Ave Lehigh Acres, FL	3.0	2.0	1428	$1,850	$1.30	24d	1	0.09mi
5504 Butte St Lehigh Acres, FL	3.0	2.0	1172	$1,800	$1.54	16d	1	0.23mi
903 Albany Ave Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.23mi
5408 Berryman St Lehigh Acres, FL	3.0	2.0	1271	$2,035	$1.60	3d	1	0.31mi
1043 Albert Ave Unit 1043 Lehigh Acres, FL	3.0	3.0	1802	$2,395	$1.33	3d	1	0.38mi
1043 Albert Ave Lehigh Acres, FL	3.0	3.0	1802	$2,200	$1.22	19d	1	0.38mi
1043 Abrams Blvd Lehigh Acres, FL	2.0	2.0	1197	$1,475	$1.23	3d	1	0.39mi
809 Agnes Ave Lehigh Acres, FL	3.0	2.0	1177	$1,950	$1.66	24d	1	0.41mi
5551 Benton St Lehigh Acres, FL	3.0	2.0	1592	$2,110	$1.33	3d	1	0.47mi
5428 Bristo St Lehigh Acres, FL	3.0	2.0	1500	$1,600	$1.07	2d	1	0.48mi
1019 Angelo Ave Lehigh Acres, FL	3.0	2.0	1704	$2,300	$1.35	24d	1	0.50mi
5416 Bristo St Unit 5416 Lehigh Acres, FL	3.0	2.0	1183	$1,595	$1.35	24d	1	0.52mi
1117 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	21d	1	0.52mi
5560 Belrose St Lehigh Acres, FL	3.0	2.0	2197	$2,500	$1.14	2d	1	0.58mi
1131 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.60mi
1133 Abrams Blvd Lehigh Acres, FL	3.0	2.0	1198	$1,660	$1.39	24d	1	0.61mi
5229 7th St W Lehigh Acres, FL	3.0	2.0	1793	$2,700	$1.51	24d	1	0.65mi
5518 Billings St Lehigh Acres, FL	3.0	2.0	1640	$2,000	$1.22	24d	1	0.68mi
5231 6th St W Lehigh Acres, FL	4.0	3.5	1801	$2,750	$1.53	24d	1	0.68mi
910 Atherton Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	19d	1	0.69mi
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	3d	1	0.74mi
826 Adeline Ave Lehigh Acres, FL	3.0	2.0	1550	$1,920	$1.24	24d	1	0.76mi
8753 Buckingham Rd Fort Myers, FL	3.0	2.0	2172	$1,800	$0.83	3d	1	0.78mi
8649 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,750	$1.21	24d	1	0.83mi
8585 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,650	$1.14	24d	1	0.84mi
8567 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.85mi
8541 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.86mi
5003 Barth St Lehigh Acres, FL	3.0	2.0	1558	$1,816	$1.17	3d	1	0.94mi
5227 3rd St W Lehigh Acres, FL	4.0	2.5	2102	$2,260	$1.08	24d	1	0.95mi
11744 Eros Rd Lehigh Acres, FL	2.0	2.5	1520	$1,995	$1.31	24d	1	0.95mi
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	10d	1	1.00mi
5050 Jones Dr Lehigh Acres, FL	3.0	2.0	1200	$1,695	$1.41	14d	1	1.02mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	24d	1	1.03mi
5240 26th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	19d	1	1.03mi
5240-5242 26th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	21d	1	1.03mi
5210 2nd St W Lehigh Acres, FL	4.0	2.0	1612	$1,740	$1.08	24d	1	1.05mi
2118 Snead Dr Unit 2118 Lehigh Acres, FL	3.0	2.0	1200	$1,750	$1.46	24d	1	1.06mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.07mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,300	$1.12	3d	1	1.07mi
5319 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.07mi

Listing history 3 events

1. 2026-06-18
   days on market $5,000 Active 2 DOM
2. 2026-06-17
   remarks 290-char remark
3. 2026-06-17
   listed $5,000 Active 1 DOM

ⓘ 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 ≥107°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,615
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$145
• Taxable income: $20,151
• Est. tax owed @ 24.0%: −$4,836
• After-tax cash flow: $14,195/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): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

-98.0% since first listed

9 events — show timeline

• 2026-06-16 Listed $5,000 NFMLS
• 2019-06-26 Sold (Public Records) $210,000 Public Records
• 2019-06-24 Sold (MLS) $210,000 FORTMLS
• 2019-04-28 Pending — FORTMLS
• 2019-01-13 Price Changed $220,000 FORTMLS
• 2018-12-08 Price Changed $234,900 FORTMLS
• 2018-07-30 Price Changed $239,899 FORTMLS
• 2018-05-02 Price Changed $239,900 FORTMLS
• 2018-04-05 Listed $245,000 FORTMLS

Property tax history

+8.5%/yr

Latest (2025): $4,076 · +3.4% YoY. Source: county tax records.