127 Standish Cir · North Fort Myers, FL 33903

$329,900

3 bd · 3.0 ba · 2,280 sqft · MultiFamily public records · 36 Days on market

Built 1958 7,622 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

Key facts

• Efficient ac system
• Renovated bathrooms
• Upgraded flooring

Tags

• NEW ROOF
• MODERN KITCHEN
• IMPACT-RESISTANT WINDOWS
• RENOVATED BATHROOMS
• UPGRADED FLOORING
• EFFICIENT AC SYSTEM

Property features AI

Finance

• Other: Lot is regular and zoned RS-1; Approximately 0.175 acres; Property appraiser listed living/total area 2,280; Possession at closing
• HOA & community: No HOA maintenance; Boating community

Exterior

• Parking: Circle drive; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family home; One story; Residential property; Rear exposure facing south; Located in Rivers Ridge development
• Construction: Wood frame construction; Built in 1958; Stucco finish; Shingle roof; Foundation information not provided
• Exterior features: Deck; Outdoor fireplace; Storage; Single hung windows; Stucco exterior; Shingle roof; Canal view; Private wooden boat dock; Gulf access with no bridges; Canal width 1–30 ft

Interior

• Kitchen: Island; Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms including two master suites
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bath with tub only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Fireplace; High-speed internet available; Smoke detectors; Efficiency floor plan; Attached apartment; Island in kitchen; Dining/family area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• 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 (-1.9%/yr); 472 active listings in the ZIP; 13 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).
• At $3,855/mo this rent would consume 81% of the median local household income ($57k/yr) (locally 468% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 36 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $160k; list at $330k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-28,741
• Equity at exit: $49,189

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-21,803
• Equity at exit: $28,524

Cash invested: $92,372 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,855 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $563

Break-even live

Break-even rent $3,142

Max offer price $329,900

Occupancy floor 80%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Estate Dr North Fort Myers, FL	2.0	2.0	1644	$2,500	$1.52	3d	1	0.30mi
3414 Hancock Bridge Pkwy #1103 North Fort Myers, FL	2.0	2.0	1786	$5,500	$3.08	23d	1	0.50mi
3414 Hancock Bridge Pkwy #403 North Fort Myers, FL	3.0	2.0	1786	$4,500	$2.52	3d	1	0.50mi
3414 Hancock Bridge Pkwy #1204 North Fort Myers, FL	3.0	2.5	2188	$5,900	$2.70	23d	1	0.50mi
3414 Hancock Bridge Pkwy #403 North Fort Myers, FL	3.0	2.0	1786	$4,500	$2.52	3d	1	0.50mi
3426 Hancock Bridge Pkwy #902 North Fort Myers, FL	3.0	2.0	1931	$3,200	$1.66	3d	1	0.55mi
3426 Hancock Bridge Pkwy Ph 05 North Fort Myers, FL	3.0	2.5	2330	$3,750	$1.61	23d	1	0.55mi
3426 Hancock Bridge Pkwy Ph 02 North Fort Myers, FL	3.0	2.5	2457	$7,500	$3.05	23d	1	0.55mi
1299 Old Bridge Rd North Fort Myers, FL	4.0	3.0	1582	$2,200	$1.39	23d	1	1.27mi
13225 Silver Thorn Loop #304 North Fort Myers, FL	2.0	2.0	1596	$1,950	$1.22	23d	1	1.27mi
3171 Sea Trawler Bnd #1803 North Fort Myers, FL	3.0	2.0	2144	$3,900	$1.82	23d	1	1.34mi
3140 Sea Trawler Bnd #1003 North Fort Myers, FL	3.0	3.0	2063	$2,400	$1.16	23d	1	1.40mi
1520 Jackson St Unit 1 Fort Myers, FL	2.0	2.0	1682	$1,950	$1.16	16d	1	1.50mi

Listing history 38 events

1. 2026-06-17
   days on market $329,900 Active 36 DOM
2. 2026-06-16
   days on market $329,900 Active 35 DOM
3. 2026-06-15
   days on market $329,900 Active 34 DOM
4. 2026-06-13
   days on market $329,900 Active 32 DOM
5. 2026-06-10
   days on market $329,900 Active 29 DOM
6. 2026-06-09
   days on market $329,900 Active 28 DOM
7. 2026-06-08
   days on market $329,900 Active 27 DOM
8. 2026-06-07
   days on market $329,900 Active 26 DOM
9. 2026-06-03
   days on market $329,900 Active 22 DOM
10. 2026-06-02
    days on market $329,900 Active 21 DOM
11. 2026-06-01
    days on market $329,900 Active 20 DOM
12. 2026-05-31
    days on market $329,900 Active 19 DOM
13. 2026-05-12
    listed $329,900 Active
14. 2020-04-20
    soldstatus $159,500
15. 2020-04-17
    soldstatus $154,000 Closed 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

16. 2020-03-05
    status Pending 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

17. 2020-01-20
    status Active 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

18. 2020-01-07
    status Pending 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

19. 2019-08-12
    price $159,770 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

20. 2019-06-18
    price $169,900 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

21. 2019-05-07
    status Active 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

22. 2019-03-15
    status Pending 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

23. 2018-08-17
    status Active 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

24. 2018-07-10
    status Pending With Contingencies 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

25. 2018-05-15
    price $176,900 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

26. 2018-04-12
    status Active 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

27. 2018-04-05
    status Pending With Contingencies 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

28. 2018-04-05
    status Pending 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

29. 2018-03-23
    price $179,800 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

30. 2018-03-06
    price $179,900 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

31. 2017-11-07
    price $189,900 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

32. 2017-07-05
    price $198,900 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

33. 2017-06-09
    listed $219,900 Active 540-char remark

    Show marketing remark (540 chars)

    AWESOME 3BR/3BA WATERFRONT HOME on very picturesque canal in North Fort Myers. UPDATES GALORE including new deck on waterfront, Exterior and Interior Painting and New Flooring! This amazing home also has an Upstairs Studio Apt. Property is located only 5 houses from the Caloosahatchee River and a few short minutes cruising time to open River waters. Beautiful interior with lots of Wood Paneled walls, wood/tile floors and updates in 2017. Backyard has spectacular waterfront views from your own deck/boatdock! Don't Delay-See this Today!

34. 2016-06-03
    historical
35. 2016-05-27
    soldstatus $134,200
36. 2016-05-24
    price $189,900
37. 2016-05-02
    listed $199,900 Active
38. 1989-05-23
    soldstatus $49,500

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$476/yr (+$40/mo · 21.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $46,255
• − Mortgage interest: −$18,480
• − Property taxes: −$2,262
• − Insurance: −$6,768
• − Repairs & maintenance: −$3,700
• − Management: −$3,700
• − Depreciation: −$9,597
• Taxable income: $1,747
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $6,331/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+566.5% since first listed

26 events — show timeline

• 2026-05-12 Listed $329,900 NAPLESMLS
• 2020-04-20 Sold (Public Records) $159,500 Public Records
• 2020-04-17 Sold (MLS) $154,000 FORTMLS
• 2020-03-05 Pending — FORTMLS
• 2020-01-20 Relisted — FORTMLS
• 2020-01-07 Pending — FORTMLS
• 2019-08-12 Price Changed $159,770 FORTMLS
• 2019-06-18 Price Changed $169,900 FORTMLS
• 2019-05-07 Relisted — FORTMLS
• 2019-03-15 Pending — FORTMLS
• 2018-08-17 Relisted — FORTMLS
• 2018-07-10 Pending — FORTMLS
• 2018-05-15 Price Changed $176,900 FORTMLS
• 2018-04-12 Relisted — FORTMLS
• 2018-04-05 Pending — FORTMLS
• 2018-04-05 Pending — FORTMLS
• 2018-03-23 Price Changed $179,800 FORTMLS
• 2018-03-06 Price Changed $179,900 FORTMLS
• 2017-11-07 Price Changed $189,900 FORTMLS
• 2017-07-05 Price Changed $198,900 FORTMLS
• 2017-06-09 Listed $219,900 FORTMLS
• 2016-06-03 Listing Removed — FORTMLS
• 2016-05-27 Sold (Public Records) $134,200 Public Records
• 2016-05-24 Price Changed $189,900 FORTMLS
• 2016-05-02 Listed $199,900 FORTMLS
• 1989-05-23 Sold (Public Records) $49,500 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,262 · +6.4% YoY. Source: county tax records.