521 Grant Ave
More Than Just a Property
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Nearby Schools
Educational options and performance ratings in the area.
Lehigh Elementary School
Lehigh Acres Middle School
East Lee County High School
Property Overview
A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
This property at 521 Grant Ave is a fundamentally flawed investment from a conservative cash-flow perspective. A rental yield of 2.65% is exceptionally low for a multi-family asset, especially in a market like Lehigh Acres which typically requires higher risk premiums. The most alarming metric is the monthly cash flow deficit of -$1,283.53. This 'alligator' property would require an annual out-of-pocket injection of over $15,400 just to maintain operations and debt service. While the 4% appreciation is steady, the negative carry will aggressively erode any equity gains. Unless the property is significantly under-rented or the acquisition is a cash purchase, it fails to meet basic investment solvency standards.
- • Large footprint of 3,511 sqft provides a competitive price-per-square-foot metric
- • Multi-family configuration (6 beds/4 baths) allows for operational flexibility
- • Positive 4% expected appreciation provides a long-term hedge against inflation
- • Severe negative monthly cash flow of -$1,283.53 makes the asset a liability rather than an investment
- • 2.65% rental yield is significantly below the risk-free rate and typical multi-family benchmarks
- • High holding costs will likely result in a negative total return on investment (ROI) after expenses
- • Lehigh Acres is a tertiary market that often faces higher volatility during economic contractions
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-08-21 | Listing removed | $420,000 | $120 |
| 2026-08-04 | Price change | $420,000 | $120 |
| 2026-07-06 | Listed for sale | $435,000 | $124 |
| 2026-07-04 | Listing removed | $435,000 | $124 |
| 2026-03-26 | Price change | $435,000 | $124 |
| 2026-02-06 | Price change | $450,000 | $128 |
| 2025-12-08 | Listed for sale | $499,900 | $142 |
| 2016-01-29 | Sold | $243,700 | $69 |
| 2015-11-19 | Price change | $239,900 | $68 |
| 2015-11-12 | Price change | $239,000 | $68 |
| 2015-11-11 | Listing removed | $1,200 | – |
| 2015-11-05 | Listed for rent | $1,200 | – |
| 2015-09-26 | Listed for sale | $295,500 | $84 |
| 2015-04-19 | Listing removed | $249,400 | $71 |
| 2014-11-30 | Listed for sale | $249,400 | $71 |
| 2014-05-23 | Listing removed | $249,450 | $71 |
| 2014-02-23 | Listed for sale | $249,450 | $71 |
| 2012-03-20 | Sold | $116,000 | $33 |
| 2011-10-18 | Price change | $125,000 | $36 |
| 2011-10-07 | Price change | $134,900 | $38 |
| 2011-09-28 | Price change | $139,900 | $40 |
| 2011-09-21 | Listed for sale | $149,900 | $43 |
| 2006-06-22 | Sold | $425,000 | $121 |
| 2003-10-02 | Sold | $247,400 | $70 |
| 2001-09-07 | Sold | $147,000 | $42 |
| 1999-06-14 | Sold | $47,000 | $13 |
| 1998-04-10 | Sold | $28,000 | $8 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $4,835.57 | $305,727 |
| 2024 | $4,564.14 | $297,111 |
| 2023 | $4,325.46 | $288,457 |
| 2022 | $4,062.73 | $279,996 |
| 2021 | $3,882.59 | $268,028 |
| 2020 | $3,897.61 | $264,327 |
| 2019 | $4,087.62 | $281,011 |
| 2018 | $4,087.62 | $253,566 |
| 2017 | $3,709.75 | $251,141 |
| 2016 | $4,213.79 | $219,674 |
| 2015 | $2,289.2 | $186,987 |
| 2014 | $2,272.14 | $144,976 |
| 2013 | $2,395.11 | $149,498 |
| 2012 | $1,658.67 | $128,806 |
| 2011 | $1,656.49 | $99,911 |
| 2010 | $1,679.27 | $98,370 |
| 2009 | $2,120.49 | $125,260 |
| 2007 | $6,439.71 | $370,080 |
| 2006 | $4,763.67 | $337,800 |
| 2004 | $4,820.39 | $225,490 |
| 2003 | $2,517.64 | $122,740 |
| 2002 | $2,565.85 | $124,570 |
| 2000 | $0 | $7,910 |
Investment Numbers & Operating Model
Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.
Multi-factor yield grade
NOI: $19,311/yr
On $103,500 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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