14310 Bristol Bay Pl #205 · Fort Myers, FL 33912

$174,900

2 bd · 2.0 ba · 1,252 sqft · Condo public records · 113 Days on market

Built 2003 $847/mo HOA · 32% of rent ↓ 21% since listing

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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 +12.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Simply Great Opportunity! Fantastic Two Bedroom, Two Bath 2nd Floor Lake View Condo with Common Elevator now available at Legends Golf and Country Club! Bright Kitchen Overlooking the Main Living Area with White Cabinetry, Pantry and Eat in Kitchen Area or Informal Dining or Breakfast Room. Inside Laundry Closet. Dining Room Living Room Combination with Volume Ceilings and Slider to the Screened Balcony with Lake Views. Great Room Floor Plan with Split Bedrooms. Main Bath with Dual Sinks and a Shower. Guest Bath with Tub Shower Combination. Tile Roof. Covered Parking. Large Exterior Private Storage Unit. Beautiful Community with Gorgeous Facilities! Available is Golf, Resort Style Pool, Fit

Key facts

• Bright kitchen
• Lake view condo
• Resort style pool

Tags

• LAKE VIEW CONDO
• COMMON ELEVATOR
• BRIGHT KITCHEN
• INSIDE LAUNDRY CLOSET
• SCREENED BALCONY
• RESORT STYLE POOL

Property features AI

Finance

• Financial info: Pets allowed subject to conditions; maximum 2 pets
• HOA & community: Homeowners association with multiple quarterly fees; Association covers cable TV, golf, insurance, internet, legal/accounting, and grounds maintenance; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, sauna, tennis and pickleball courts, bocce, putting greens, restaurant, cabana, library, bike storage, sidewalks, elevator, street lights, vehicle wash area, and management

Exterior

• Parking: Assigned covered parking; Deeded parking; Detached 1-space carport
• Security: Gated community; Security gate with guard
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Condo/attached property; Single-story building (property entry level 2); North-facing entry; Resale condition
• Construction: Tile roof; Block, concrete, and stucco construction
• Exterior features: Sprinkler/irrigation system (reclaimed water); Zero lot line; Automatic sprinklers; Balcony; Screened porch; Community pool; Private road with private maintenance; South exposure; Lakefront/ waterfront view; Has view

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Living/dining room; Pantry; Shower only with separate shower; Cable TV available; High-speed internet available; Split bedroom floor plan; Single-hung and sliding windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-22 ($-267/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.2% below list).
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.0% in Fort Myers — 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 flat; 305 active listings in the ZIP; 30 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 31% of the median local income ($103k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 113 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $57k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,159 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.30×
• Total profit: $-34,522
• Equity at exit: $26,078

10-year hold

• IRR: -25.0%
• Equity multiple: -0.03×
• Total profit: $-50,569
• Equity at exit: $15,122

Cash invested: $48,972 (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 33912

• Rents YoY: 0.9%
• Active inventory: 305
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$917
• Tax from tax record: −$268 /mo · $3,216/yr
• Insurance: −$73
• HOA: −$847
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-22

Break-even live

Break-even rent $2,665

Max offer price $170,971

Occupancy floor 96%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14320 Bristol Bay Pl Unit 1546395P Fort Myers, FL	2.0	2.0	1097	$4,032	$3.68	15d	1	0.07mi
14571 Legends Blvd N Fort Myers, FL	2.0	2.0	1132	$2,175	$1.92	23d	2	0.18mi
8500 Legends Blvd #305 Fort Myers, FL	2.0	2.0	1096	$3,500	$3.19	23d	1	0.22mi
14571 Legends Blvd N #106 Fort Myers, FL	2.0	2.0	1095	$2,500	$2.28	3d	1	0.31mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	1d	1	0.47mi
14290 Hickory Links Ct #1915 Fort Myers, FL	2.0	2.0	1243	$4,000	$3.22	23d	1	0.51mi
13681 Admiral Ct Fort Myers, FL	3.0	2.0	1363	$2,250	$1.65	23d	1	0.98mi
15091 Bagpipe Way #101 Fort Myers, FL	2.0	2.0	1120	$7,000	$6.25	23d	1	0.99mi
14179 Georgian Cir Fort Myers, FL	1.0–3.0	1.0–2.0	887	$1,575	$1.77	3d	10	1.00mi
13669 Admiral Ct Fort Myers, FL	3.0	2.0	1860	$2,500	$1.34	23d	1	1.00mi
15121 Bagpipe Way #202 Fort Myers, FL	2.0	2.0	1110	$7,400	$6.67	10d	1	1.04mi
13633 Admiral Ct Fort Myers, FL	3.0	2.0	1547	$2,500	$1.62	23d	1	1.08mi
13615 Eagle Ridge Dr #1625 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	3d	1	1.17mi
13571 Eagle Ridge Dr #1314 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	3d	1	1.21mi
13571 Eagle Ridge Dr #1314 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	23d	1	1.21mi
14509 Aeries Way Dr #325 Fort Myers, FL	2.0	2.0	1174	$2,900	$2.47	23d	1	1.22mi
13505 Eagle Ridge Dr #418 Fort Myers, FL	2.0	2.0	980	$1,500	$1.53	21d	1	1.24mi
13831 Eagle Ridge Lakes Dr #201 Fort Myers, FL	2.0	2.0	1708	$1,950	$1.14	23d	1	1.31mi
13535 Eagle Ridge Dr #728 Fort Myers, FL	2.0	2.0	1165	$1,495	$1.28	23d	1	1.32mi
9080 Arabian DR Fort Myers, FL	3.0	1.0–2.0	924	$2,024	$2.19	2d	25	1.34mi
13337 Tall Grass Ct Unit 1 Fort Myers, FL	3.0	2.5	1646	$2,250	$1.37	19d	1	1.36mi
13288 White Marsh Ln #3439 Fort Myers, FL	2.0	2.0	960	$1,500	$1.56	23d	1	1.42mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	15d	1	1.43mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	23d	1	1.43mi
13264 White Marsh Ln #3312 Fort Myers, FL	2.0	2.0	992	$2,500	$2.52	23d	1	1.45mi
13264 White Marsh Ln #3324 Fort Myers, FL	2.0	2.0	992	$1,400	$1.41	23d	1	1.45mi
13240 White Marsh Ln #25 Fort Myers, FL	2.0	2.0	1079	$1,900	$1.76	23d	1	1.47mi
13240 White Marsh Ln #3127 Fort Myers, FL	2.0	2.0	960	$3,000	$3.12	23d	1	1.47mi
7121 Golden Eagle Ct #613 Fort Myers, FL	2.0	2.0	1048	$4,500	$4.29	23d	1	1.48mi
9281 Triana Ter #1 Fort Myers, FL	3.0	2.0	1826	$8,500	$4.65	23d	1	1.48mi

HOA detail condo

• Monthly dues: $847 · $10,164/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-17
   days on market $174,900 Active 113 DOM
2. 2026-06-16
   days on market $174,900 Active 112 DOM
3. 2026-06-15
   days on market $174,900 Active 111 DOM
4. 2026-06-13
   days on market $174,900 Active 109 DOM
5. 2026-06-10
   days on market $174,900 Active 106 DOM
6. 2026-06-09
   days on market $174,900 Active 105 DOM
7. 2026-06-07
   days on market $174,900 Active 103 DOM
8. 2026-06-02
   days on market $174,900 Active 98 DOM
9. 2026-06-01
   days on market $174,900 Active 97 DOM
10. 2026-06-01
    days on market $174,900 Active 96 DOM
11. 2026-04-25
    price $182,500
12. 2026-03-25
    price $190,000
13. 2026-02-25
    price $200,000
14. 2026-02-24
    listed $232,000 Active
15. 2026-02-20
    historical
16. 2025-10-07
    listed $232,000 Active

ⓘ 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: $3,216 · $268/mo
• Projected year-2 tax: $3,216 · $268/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $31,637
• − Mortgage interest: −$9,797
• − Property taxes: −$3,216
• − Insurance: −$874
• − Repairs & maintenance: −$2,531
• − Management: −$2,531
• − HOA: −$10,164
• − Depreciation: −$5,088
• Taxable loss: −$2,564
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $348/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,533
• Household income: $103,194
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 292.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 2% 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: ▼ -180.73%
• Current HPI: 226.7102
• Rent YoY: ▲ 0.94%
• 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

-21.3% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $182,500 FORTMLS
• 2026-03-25 Price Changed $190,000 FORTMLS
• 2026-02-25 Price Changed $200,000 FORTMLS
• 2026-02-24 Listed $232,000 FORTMLS
• 2026-02-20 Listing Removed — FORTMLS
• 2025-10-07 Listed $232,000 FORTMLS

Property tax history

+10.3%/yr

Latest (2025): $3,216 · -6.2% YoY. Source: county tax records.