1104 Vineyard St · Lehigh Acres, FL 33936

$125,000

1 bd · 1.0 ba · 595 sqft · SingleFamily public records · 13 Days on market

Built 1963 4,225 sqft lot Est $156k · 20% under

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• 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

Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

Key facts

• Spacious lot
• No hoa fees
• No flood zone

Tags

• IMPACT-RESISTANT WINDOWS
• SPACIOUS LOT
• NO HOA FEES
• NO FLOOD ZONE
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Financial info: Land lease expires 2027-12-31; Pets allowed
• HOA & community: Non-gated community; Association fee listed as $0

Exterior

• Security: Smoke detector(s)
• Utilities: Sewer assessment paid; Water assessment paid; Cable not available
• Home design: Single-story home; Faces north; Resale property
• Construction: Built with block, concrete and stucco; Shingle roof; Rectangular lot; Lot dimensions approximately 42 x 100; Lot exposure to the south; Zoned RM-2
• Exterior features: Fenced yard; Patio; Room for pool; Lanai; Porch; Screened patio/lanai

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Screened porch listed as a room type
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact glass windows; Furnished; Family/Dining room; Combined living and dining area; See remarks; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.7% 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 soft (-0.8%/yr); 641 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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.
• Current owner paid $34k; list at $125k implies a 272% 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 $125,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $156,485
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Westminster St W	0.07mi	1/1.0	595 (0%)	19mo	$129,000	$217	81
3 Vineyard St	0.18mi	1/1.0	645 (+8%)	21mo	$169,900	$263	61

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-14,580
• Equity at exit: $18,638

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-14,872
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $147

Break-even live

Break-even rent $1,073

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Laredo Ave Lehigh Acres, FL	1.0	1.0	636	$1,000	$1.57	24d	1	0.28mi
11 California Rd Lehigh Acres, FL	1.0	1.0	683	$1,450	$2.12	24d	1	0.31mi
305 Bougainvillea Rd W Lehigh Acres, FL	1.0	1.0	742	$1,295	$1.75	24d	1	0.82mi
1232 Village Lakes Blvd Lehigh Acres, FL	1.0–2.0	1.0–2.0	734	$1,127	$1.54	15d	17	1.38mi

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-22
   listed $125,000 Active
3. 2015-09-11
   price $26,800 196-char remark

   Show marketing remark (196 chars)

   Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

4. 2015-09-11
   price $33,613 196-char remark

   Show marketing remark (196 chars)

   Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

5. 2015-09-03
   soldstatus $33,613 Sold 196-char remark

   Show marketing remark (196 chars)

   Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

6. 2015-08-19
   status Pending 196-char remark

   Show marketing remark (196 chars)

   Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

7. 2015-08-12
   listed $26,800 Active 196-char remark

   Show marketing remark (196 chars)

   Affordable one bedroom a bath villa. Conventionally located near shopping center and local amenities. A must see wont last. We have multiple offer highest and best request by Monday 8/17 at 9:00am

8. 2000-07-12
   soldstatus $34,900
9. 2000-05-16
   listed $33,900
10. 1983-06-01
    soldstatus $29,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 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: $15,107
• − Mortgage interest: −$7,002
• − Property taxes: −$1,681
• − Insurance: −$625
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,636
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,824/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

+331.0% since first listed

10 events — show timeline

• 2026-05-05 Pending — FORTMLS
• 2026-04-22 Listed $125,000 FORTMLS
• 2015-09-11 Price Changed $26,800 FORTMLS
• 2015-09-11 Price Changed $33,613 FORTMLS
• 2015-09-03 Sold (MLS) $33,613 FORTMLS
• 2015-08-19 Pending — FORTMLS
• 2015-08-12 Listed $26,800 FORTMLS
• 2000-07-12 Sold (Public Records) $34,900 Public Records
• 2000-05-16 Listed $33,900 FORTMLS
• 1983-06-01 Sold (Public Records) $29,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,681 · +7.2% YoY. Source: county tax records.