Market Deep-Dive · Florida

Florida Gulf Coast —
Highest Cash Flow in Our Portfolio.

Lee County, Florida is one of the fastest-growing counties in the United States. Lehigh Acres delivers 7.7–8.2% cap rates on new construction — numbers that simply do not exist in most Florida markets. Cape Coral adds brand recognition and waterfront appreciation. Both powered by the same fundamental demand engine.

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Florida Gulf Coast Snapshot
EOR Price Range$315K–$545K
Cap Rate Range6.7–8.2%
Net Cash Flow$218–$595/mo
State Income TaxNone ✓
Construction TypeNew 2023–2024
CommunitiesLehigh · Cape Coral
Why Florida Gulf Coast

The Demand Drivers That Have Made
Lee County One of the Fastest-Growing in the U.S.

Population migration, retiree inflows, workforce growth, and Florida’s zero income tax have combined to create one of the strongest sustained rental demand environments in the country.

☀️
Massive Population In-Migration
Lee County has been among the fastest-growing counties in the United States for multiple years running. People are leaving high-tax, high-cost states — New York, New Jersey, Illinois, California — and landing in Southwest Florida for the climate, tax environment, and lower cost of living. This migration wave shows no signs of reversing and directly drives rental demand.
One of fastest-growing U.S. counties by population
🏥
Healthcare & Service Employment
Lee Health — the regional health system — is one of the largest employers in Lee County. The healthcare sector has expanded dramatically alongside population growth. Service, retail, construction, and hospitality employment also run strong, creating a broad workforce rental demand base that extends well beyond retiree housing.
Lee Health · 12,000+ employees in the region
🏖️
No Florida State Income Tax
Florida’s zero state income tax is a meaningful draw for high earners relocating from states with 8–13% income tax rates. This structural advantage supports continued migration to Florida and gives rental property owners here a tax advantage on rental income compared to many other states.
$0 state income tax on rental income
🏗️
New Construction Quality & Warranty
All EOR Florida properties are new construction 2023–2024, built to current Florida Building Code — among the strictest hurricane construction standards in the country. Modern systems, builder warranties, energy efficiency. Lower maintenance costs in early years and higher tenant appeal compared to older Florida housing stock.
Built to current Florida hurricane code standards
Two Communities

Lehigh Acres vs. Cape Coral —
Same County, Different Investor Math.

Both are in Lee County with the same fundamental demand drivers. The difference is in the price-to-rent ratio and what you are optimizing for.

Lehigh Acres
Highest Cash Flow · Best Cap Rates
Unincorporated community directly east of Fort Myers. Same Lee County fundamentals as Cape Coral — without the price premium. Currently producing the highest cap rates in the entire EOR portfolio. The investor opportunity window here exists because the market has not yet been fully discovered nationally — the fundamentals are identical to the broader Southwest Florida market.
$315K–$335K
Price Range
$467–$595/mo
Net Cash Flow
7.7–8.2%
Cap Rate
Inland
Hurricane Risk
Cape Coral
Brand Recognition · Waterfront Appreciation
One of the largest cities by land area in Florida with 400+ miles of canals. Strong national brand recognition, proven waterfront appreciation, and high tenant demand. Slightly higher purchase prices compress cap rates but the appreciation story — particularly for near-water properties — has been exceptional historically.
$355K–$545K
Price Range
$218–$295/mo
Net Cash Flow
6.6–6.7%
Cap Rate
Canal/Coastal
Higher Insurance
Our honest recommendation: For investors optimizing on cap rate and cash flow, Lehigh Acres wins on every financial metric right now. Cape Coral is a strong market with a proven track record — but the premium is already priced in. If you want the best numbers per dollar invested in Southwest Florida today, Lehigh Acres is the answer.
Honest Numbers

Real Pro Forma — Star Glory,
Lehigh Acres, FL.

$315,000 purchase · $2,850 rent · 25% down · 7% rate. Every expense shown including Florida insurance at real Gulf Coast rates.

Line ItemMonthlyNotes
Monthly Gross Rent$2,850Current market rent — Lehigh Acres 3BR/2BA
Mortgage (P&I)−$1,583$236,250 loan · 7% · 30yr fixed
Property Taxes−$1870.71% Lee County rate
Insurance (Landlord)−$225Gulf Coast wind/hazard coverage — real rate
Property Management (9%)−$257Always included in EOR pro formas
Vacancy Reserve (5%)−$143Strong rental demand in this market
Maintenance Reserve−$0New construction 2024 — builder warranty
Net Monthly Cash Flow$595/mo ✓After all expenses including real FL insurance
The Hurricane Question

What Investors Ask About
Florida Hurricane Risk.

After Hurricane Ian in 2022, every serious investor asks about hurricane risk in Southwest Florida. Here is the honest answer.

The Legitimate Concern
Hurricane Ian caused significant damage in 2022 — particularly to waterfront and canal-adjacent properties in Fort Myers Beach, Pine Island, and parts of Cape Coral. Florida insurance costs have risen substantially since 2022 across the entire state. These are real factors that affect cash flow and must be underwritten honestly — not minimized.
Why Our Properties Address This
All EOR Lehigh Acres properties are inland — they sustained significantly less damage during Ian than coastal properties. All are new construction built to current Florida Building Code (post-2002 and post-Ian code revisions) — among the strictest hurricane construction standards in the U.S. We include realistic insurance costs ($200–$250/mo for Lehigh Acres) in every pro forma — the $595/mo cash flow already accounts for Gulf Coast insurance rates.

How EOR Works in This Market — Important

Equity on Repeat is a real estate marketplace and advisory firm. We source vetted new construction properties from independent builders in Lee County, connect investors with experienced local property management companies, and guide investors through the purchase process. We are not the builder, renovator, or property manager.

After closing, your ongoing relationship is directly with your property management company. They handle all day-to-day property operations. EOR introduced them — the management relationship is between you and them directly.

All cash flow figures, cap rates, insurance estimates, and market data on this page are estimates based on current conditions. Florida insurance costs in particular are subject to significant change. Actual results will vary. Always conduct your own independent due diligence, obtain a property inspection, review insurance quotes independently, and consult qualified legal and tax professionals before making any investment decision. Not legal, tax, or investment advice. Read full disclaimer →

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See Current Florida
Properties & Numbers.

All Lehigh Acres and Cape Coral listings with real photos, full pro formas, and honest expense breakdowns including Florida insurance at real rates.

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