104 Contee Dr · Lehigh Acres, FL 33936

$140,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records

Built 1978 0.27 ac lot Est $180k · 22% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Affordable 2 bedroom concrete block home in the popular Kenillwood Community, central water and sewer and walking distance to stores etc. on Homestead Rd, oversized corner lot, NEW CENTRAL HEAT AND AIR IN 2023, tenant occupied and in need of some minor cosmetics.

Key facts

• 0.27 acre lot
• Parking
• Built 1978

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$180,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $968 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $140k implies a 189% 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 $140,000

Questions for the listing agent

1. Built in 1978 — 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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $180,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Contee Dr	0.00mi	2/1.0	880 (0%)	1mo	$140,000	$159	99
1442 Alwynne Dr N	0.21mi	2/1.0	920 (+4%)	19mo	$163,000	$177	66
1509 Lindale Cir	0.56mi	2/1.5	920 (+4%)	24mo	$234,000	$254	44
18279 Gibraltar Ln	0.66mi	3/2.0 (+1)	1,002 (+14%)	20mo	$205,000	$205	20

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-14,498
• Equity at exit: $20,874

10-year hold

• IRR: -6.0%
• Equity multiple: 0.67×
• Total profit: $-13,131
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$734
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $196

Break-even live

Break-even rent $1,223

Max offer price $140,000

Occupancy floor 82%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1423 Caywood Cir S Lehigh Acres, FL	2.0	2.0	960	$1,376	$1.43	3d	1	0.27mi
111 Yellowtail Loop #3 Lehigh Acres, FL	2.0	2.0	1100	$1,750	$1.59	23d	1	0.28mi
219 Beth Stacey Blvd Lehigh Acres, FL	2.0	2.0	997	$1,300	$1.30	21d	1	0.35mi
28 Cosmopolitan Dr #13 Lehigh Acres, FL	2.0	2.0	973	$1,375	$1.41	14d	1	0.37mi
10 Beth Stacey Blvd #206 Lehigh Acres, FL	2.0	2.0	1012	$1,100	$1.09	3d	1	0.45mi
1507 Markdale St E Lehigh Acres, FL	2.0	1.0	997	$1,300	$1.30	3d	1	0.49mi
9099 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,499	$1.34	23d	1	0.61mi
1407 Juddale St E Lehigh Acres, FL	2.0	1.0	997	$1,450	$1.45	3d	1	0.62mi
9123 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	2d	1	0.65mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	3d	1	0.68mi
9137 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,474	$1.32	23d	1	0.68mi
9161 Aegean Cir Lehigh Acres, FL	2.0	2.0	1120	$1,650	$1.47	13d	1	0.73mi
1120 Vineyard St Lehigh Acres, FL	2.0	1.0	1028	$1,300	$1.26	23d	1	0.74mi
1113 Vineyard St Lehigh Acres, FL	3.0	2.0	1004	$1,500	$1.49	23d	1	0.77mi
18461 Copperhead Ct N #444 Lehigh Acres, FL	2.0	2.0	1120	$2,300	$2.05	23d	1	0.85mi
18411 Copperhead Dr #346 Lehigh Acres, FL	2.0	2.0	1061	$1,695	$1.60	21d	1	0.87mi
18451 Copperhead Dr #522 Lehigh Acres, FL	2.0	2.0	1120	$1,895	$1.69	23d	1	0.92mi
26 Alabama Rd S Lehigh Acres, FL	2.0	1.0	920	$1,650	$1.79	21d	1	1.00mi
1000 Monroe Dr Lehigh Acres, FL	3.0	2.0	984	$1,650	$1.68	23d	1	1.04mi
907 Laredo Ave Lehigh Acres, FL	1.0	1.0	636	$1,000	$1.57	23d	1	1.05mi
201 Alabama Rd S Lehigh Acres, FL	3.0	1.0	920	$1,275	$1.39	2d	1	1.12mi
11 California Rd Lehigh Acres, FL	1.0	1.0	683	$1,450	$2.12	23d	1	1.13mi
704 W Cleveland Ln Lehigh Acres, FL	2.0	1.0	816	$1,400	$1.72	23d	1	1.24mi
9 Hamlin Ct Lehigh Acres, FL	1.0	1.5	807	$950	$1.18	3d	1	1.28mi
44 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	3d	1	1.29mi
47 Tangelo Ct Lehigh Acres, FL	2.0	2.0	812	$1,150	$1.42	23d	1	1.30mi
46 Hamlin Ct Lehigh Acres, FL	2.0	2.0	812	$1,050	$1.29	23d	1	1.33mi
3 Desert Candle Cir Lehigh Acres, FL	2.0	2.0	853	$1,200	$1.41	23d	1	1.35mi
10554 Quincy Ct Lehigh Acres, FL	2.0	2.0	1004	$1,300	$1.29	18d	1	1.35mi
10 Tangerine Ct Lehigh Acres, FL	2.0	2.0	812	$1,200	$1.48	18d	1	1.36mi
1232 Village Lakes Blvd Lehigh Acres, FL	1.0–2.0	1.0–2.0	734	$1,449	$1.97	14d	17	1.36mi
10525 Putnam Ct Lehigh Acres, FL	2.0	2.0	1014	$1,250	$1.23	19d	1	1.37mi
216 Oregon Way Lehigh Acres, FL	3.0	1.0	920	$1,250	$1.36	21d	1	1.38mi
102 Connecticut Rd Lehigh Acres, FL	2.0	1.0	816	$1,300	$1.59	23d	1	1.38mi
10578 Quincy Ct Unit 1 Lehigh Acres, FL	2.0	2.0	899	$1,275	$1.42	23d	1	1.39mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$1,500	$1.76	19d	1	1.44mi
6 Aztec Lily Ln Lehigh Acres, FL	2.0	2.0	853	$2,600	$3.05	23d	1	1.44mi
423 Morgan Cir S Lehigh Acres, FL	3.0	1.0	920	$1,450	$1.58	23d	1	1.47mi
10625 Windsmont Ct Lehigh Acres, FL	3.0	2.0	1080	$1,350	$1.25	23d	1	1.48mi
3202 21st St SW Lehigh Acres, FL	3.0	2.0	1100	$1,920	$1.75	2d	1	1.49mi

Listing history 4 events

1. 2026-04-24
   listed $140,000
2. 2026-04-24
   historical
3. 1995-09-18
   soldstatus $48,500
4. 1989-11-28
   soldstatus $45,000

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,085 · $174/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,654
• − Mortgage interest: −$7,842
• − Property taxes: −$2,085
• − Insurance: −$700
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,073
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,320/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): 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

+211.1% since first listed

4 events — show timeline

• 2026-04-24 Listing Removed — FORTMLS
• 2026-04-24 Listed $140,000 FORTMLS
• 1995-09-18 Sold (Public Records) $48,500 Public Records
• 1989-11-28 Sold (Public Records) $45,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,085 · +1.4% YoY. Source: county tax records.