12051 Brassie Cir Unit D202 · Gateway, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +14.8/15.0
- Cash flow +5.3/30.0
- Schools +4.6/10.0
- Condition / age +4.0/5.0
- 1% rule +3.7/10.0
- Livability +3.5/5.0
- Rent growth +2.6/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$395,000
12051 Brassie Cir Unit D202 · Gateway, FL 33913
3 bd · 2.0 ba · 2,266 sqft · Condo
· 154 Days on market
Built 2002
2-car garage
$174/sqft
· 16% below area
Est $472k · 16% under
$872/mo HOA · 25% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to your dream home in the prestigious Hidden Links /Gateway Greens community. This home in a gated community is sold TURNKEY. The over 2200 Sq Ft spacious 3-bedroom plus den residence offers panoramic views of the golf course. A meticulously maintained interior with a newer A/C unit (2024) and hot water heater (2022). The Great room and Kitchen area are open and airy with volume ceilings. The Updated Kitchen features upgraded Stainless Steel Appliances (2021). Plantation shutters throughout. Freshly Painted & New Carpet (2021). The primary suite has a patio door leading to the screened lanai overlooking the 15th hole.
Key facts
- Resort style pool
- Plantation shutters
- Split floor plan
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $395k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-877 ($-11k/yr) — negative.
- To cash-flow at today's rent, offer at most $268k (32.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (12.7% below list).
- Recommended offer: $268k (32.1% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 69/100 on livability (#477 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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.
- Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
- Market conditions: Rents flat; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 38% of the median local income ($110k/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 $3k of loan paydown is wiped out by about $12k 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 154 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 25% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$268,131
(32.1% below list)
Questions for the listing agent
- 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?
- It's been on market 154 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 3.63%
- Cash-on-cash
- -9.51%
- DSCR
- 0.58
- GRM
- 9.5
CMA / ARV
- ARV (median comp)
- $471,533
- List price
- $395,000
- Delta
- -16.23%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11879 Arboretum Run Dr #201 | 1.29mi | 3/2.0 | 2,284 (+1%) | 0mo | $405,000 | $177 | 63 |
| 12027 Hawthorn Lake Dr #202 | 1.23mi | 3/2.0 | 2,284 (+1%) | 1mo | $425,000 | $186 | 63 |
| 12506 Ivory Stone Loop | 0.75mi | 3/2.5 | 2,301 (+2%) | 1mo | $375,000 | $163 | 60 |
| 13225 Hampton Park Ct | 1.21mi | 4/2.5 (+1) | 2,371 (+5%) | 0mo | $450,000 | $190 | 50 |
| 10252 Livorno Dr | 0.52mi | 3/3.0 | 1,852 (-18%) | 0mo | $575,000 | $310 | 46 |
| 11306 Shady Lake Run | 0.93mi | 4/3.0 (+1) | 2,032 (-10%) | 0mo | $745,000 | $367 | 39 |
| 10447 Solaro St | 1.22mi | 3/3.0 | 2,644 (+17%) | 1mo | $835,000 | $316 | 35 |
| 10504 Solaro St | 1.21mi | 3/3.0 | 2,644 (+17%) | 1mo | $865,000 | $327 | 35 |
| 12822 Ivory Stone Loop | 0.83mi | 4/2.0 (+1) | 1,760 (-22%) | 1mo | $368,000 | $209 | 34 |
| 11690 Pinewood Lakes Dr | 1.26mi | 4/3.0 (+1) | 2,552 (+13%) | 1mo | $551,000 | $216 | 34 |
| 10120 Belcrest Blvd | 0.77mi | 3/3.5 | 2,789 (+23%) | 0mo | $805,000 | $289 | 34 |
| 11771 Pinewood Lakes Dr | 1.34mi | 4/2.5 (+1) | 2,810 (+24%) | 1mo | $420,000 | $149 | 32 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -37.4%
- Equity multiple
- -0.16×
- Total profit
- $-128,155
- Equity at exit
- $58,896
10-year hold
- IRR
- -83.4%
- Equity multiple
- -0.95×
- Total profit
- $-215,736
- Equity at exit
- $34,152
Cash invested: $110,600 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 9.5×
Monthly cashflow live
↻
- Estimated rent
- $3,449 high interval (Pro) →
- Mortgage (P&I)
- −$2,071
- Tax est. 1.5%
- −$494 /mo · $5,925/yr
- Insurance
- −$165
- HOA
- −$872
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$724
- Net cashflow
- $-877
Break-even live
Break-even rent
$4,559
Max offer price
$268,131
Occupancy floor
—
Sensitivity live
| Price | -10% $-604 | -5% $-740 | +0% $-877 | +5% $-1,013 | +10% $-1,150 |
|---|---|---|---|---|---|
| Rent | -10% $-1,149 | -5% $-1,013 | +0% $-877 | +5% $-741 | +10% $-604 |
| Rate | -1.0pp $-678 | -0.5pp $-776 | base $-877 | +0.5pp $-979 | +1.0pp $-1,083 |
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
- $98,750
- Closing costs
- $11,850
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 12021 Brassie Cir #201 Fort Myers, FL | 3.0 | 2.0 | 2343 | $2,700 | $1.15 | 99d | 1 | 0.07mi |
| 11900 Grosseto Ct Fort Myers, FL | 2.0 | 2.0 | 1713 | $5,500 | $3.21 | 119d | 1 | 0.32mi |
| 11900 Grosseto Ct Fort Myers, FL | 2.0 | 2.0 | 1713 | $6,000 | $3.50 | 115d | 1 | 0.32mi |
| 10284 Livorno Dr Fort Myers, FL | 3.0 | 3.0 | 2202 | $2,500 | $1.14 | 93d | 1 | 0.40mi |
| 10399 Prato Dr Fort Myers, FL | 2.0 | 2.0 | 1917 | $6,900 | $3.60 | 9d | 1 | 0.40mi |
| 12482 Kentwood Ave Fort Myers, FL | 3.0 | 2.5 | 2251 | $4,900 | $2.18 | 114d | 1 | 0.42mi |
| 12501 Fairmont Dr Fort Myers, FL | 3.0 | 3.0 | 3092 | $3,190 | $1.03 | 0d | 1 | 0.42mi |
| 12501 Fairmont Dr Fort Myers, FL | 3.0 | 3.0 | 3092 | $3,250 | $1.05 | 63d | 1 | 0.42mi |
| 12301 Jewel Stone Ln Fort Myers, FL | 2.0 | 2.0 | 1836 | $2,300 | $1.25 | 9d | 1 | 0.48mi |
| 10455 Casella Way #202 Fort Myers, FL | 3.0 | 2.0 | 2319 | $7,200 | $3.10 | 119d | 1 | 0.56mi |
| 12469 Pebble Stone Ct Fort Myers, FL | 4.0 | 3.0 | 2368 | $2,750 | $1.16 | 99d | 1 | 0.58mi |
| 12525 Astor Pl Unit 1049698P Fort Myers, FL | 3.0 | 2.0 | 2174 | $6,126 | $2.82 | 9d | 1 | 0.61mi |
| 12414 Rock Ridge Ln Fort Myers, FL | 4.0 | 2.0 | 2315 | $6,500 | $2.81 | 9d | 1 | 0.62mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 65d | 1 | 0.74mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 9d | 1 | 0.75mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,000 | $4.07 | 119d | 1 | 0.75mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $5,500 | $3.19 | 9d | 1 | 0.76mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 119d | 1 | 0.76mi |
| 9561 Blue Stone Cir Fort Myers, FL | 4.0 | 2.0 | 2209 | $2,600 | $1.18 | 63d | 1 | 0.78mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 99d | 1 | 0.78mi |
| 12031 Champions Green Way #808 Fort Myers, FL | 3.0 | 2.0 | 1725 | $2,200 | $1.28 | 9d | 1 | 0.78mi |
| 12952 Broomfield Ln Fort Myers, FL | 4.0 | 3.0 | 2032 | $2,700 | $1.33 | 111d | 1 | 0.89mi |
| 11442 Tiverton Trce Fort Myers, FL | 3.0 | 2.0 | 2010 | $9,500 | $4.73 | 119d | 1 | 0.90mi |
| 12690 Fairington Way Fort Myers, FL | 3.0 | 2.0 | 2054 | $7,000 | $3.41 | 74d | 1 | 0.90mi |
| 11082 Lakeland Cir Fort Myers, FL | 3.0 | 2.0 | 1883 | $2,095 | $1.11 | 119d | 1 | 0.91mi |
| 11081 Lakeland Cir Fort Myers, FL | 4.0 | 2.0 | 2136 | $2,600 | $1.22 | 119d | 1 | 0.93mi |
| 12797 Vista Pine Cir Fort Myers, FL | 4.0 | 2.0 | 2146 | $2,495 | $1.16 | 87d | 1 | 0.95mi |
| 12963 Pemberton Way Fort Myers, FL | 4.0 | 3.0 | 2032 | $4,500 | $2.21 | 111d | 1 | 0.96mi |
| 11394 Waterford Village Dr Fort Myers, FL | 3.0 | 3.0 | 1790 | $2,850 | $1.59 | 82d | 1 | 1.02mi |
| 11387 Waterford Village Dr Fort Myers, FL | 3.0 | 2.0 | 1732 | $2,795 | $1.61 | 78d | 1 | 1.03mi |
| 11564 Golden Oak Ter Fort Myers, FL | 2.0 | 2.0 | 1917 | $2,500 | $1.30 | 93d | 1 | 1.04mi |
| 11624 Onyx Cir Fort Myers, FL | 3.0 | 3.0 | 2201 | $5,000 | $2.27 | 85d | 1 | 1.10mi |
| 11548 Shady Blossom Dr Fort Myers, FL | 4.0 | 3.0 | 2032 | $4,500 | $2.21 | 63d | 1 | 1.10mi |
| 11028 Lakeland Cir Fort Myers, FL | 4.0 | 2.0 | 2136 | $2,400 | $1.12 | 71d | 1 | 1.12mi |
| 11572 Shady Blossom Dr Fort Myers, FL | 3.0 | 3.0 | 2032 | $3,200 | $1.57 | 9d | 1 | 1.13mi |
| 245 Meadow Rd Lehigh Acres, FL | 2.0 | 2.0 | 2376 | $1,550 | $0.65 | 9d | 1 | 1.16mi |
| 11225 Lithgow Ln Fort Myers, FL | 2.0 | 2.0 | 2153 | $4,500 | $2.09 | 93d | 1 | 1.35mi |
| 11761 Pinewood Lakes Dr Fort Myers, FL | 4.0 | 3.0 | 2528 | $2,850 | $1.13 | 73d | 1 | 1.37mi |
| 2419 Joe Ave S Lehigh Acres, FL | 3.0 | 2.0 | 2232 | $1,195 | $0.54 | 99d | 1 | 1.37mi |
| 2420 Vernon Ave S Lehigh Acres, FL | 2.0 | 2.0 | 2250 | $1,200 | $0.53 | 9d | 1 | 1.39mi |
Property features AI
Finance
- Other
- Pets allowed: call/conditional
- Financial info
- Association fee collected monthly
- HOA & community
- Homeowners association (monthly fee)Association amenities include pool, spa/hot tub, dog park, park, sidewalks, golf course, managementAssociation covers management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, road maintenance, sewer, street lights, security, waterCommunity features: gated, golf, street lightsCommunity has 48 units
Exterior
- Parking
- Attached 2-car garageDrivewayPaved parkingGarage door openerDeeded parkingTwo covered spaces
- Security
- Gated community with security gateKey card entrySecurity guardSmoke detector(s)
- Utilities
- Public waterPublic sewerCable availableHigh-speed internet availableIrrigation water (reclaimed and municipal)
- Home design
- Two-story propertyEntry level: 2ResaleFaces southwestPlanned Unit Development (PUD)
- Construction
- Built with block, concrete and stuccoTile roof
- Exterior features
- LanaiPorchScreened porchSprinkler/irrigation (automatic)Cul-de-sac / dead-end lotPaved roadNortheast exposureHas view
Interior
- Kitchen
- Electric cooktopRangeMicrowaveDishwasherDisposalFreezer
- Bedrooms
- Includes denIncludes family roomIncludes screened porch
- Flooring
- Tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fan(s)
- Interior features
- High ceilingsEntrance foyerFamily/Dining roomLiving/Dining roomBreakfast barKitchen islandPantryWalk-in closet(s)Dual sinksSeparate shower (shower only)Window treatmentsWindow coveringsSingle-hung windowsHigh-speed internetSplit bedroomsFurnished
- Laundry & utility
- WasherDryerLaundry inside
HOA detail $872/mo · $10,464/yr condo
- Likely covers
- watersecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $395,000 Active 154 DOM
-
2026-09-23days on market $395,000 Active 153 DOM
-
2026-09-22days on market $395,000 Active 152 DOM
-
2026-09-21days on market $395,000 Active 151 DOM
-
2026-09-18days on market $395,000 Active 148 DOM
-
2026-09-17days on market $395,000 Active 147 DOM
-
2026-09-14days on market $395,000 Active 144 DOM
-
2026-09-13days on market $395,000 Active 143 DOM
-
2026-09-13days on market $395,000 Active 142 DOM
-
2026-09-11days on market $395,000 Active 141 DOM
-
2026-09-05days on market $395,000 Active 135 DOM
-
2026-09-04days on market $395,000 Active 134 DOM
-
2026-09-03days on market $395,000 Active 133 DOM
-
2026-08-31days on market $395,000 Active 130 DOM
-
2026-08-28days on market $395,000 Active 127 DOM
-
2026-08-26days on market $395,000 Active 125 DOM
-
2026-08-25days on market $395,000 Active 124 DOM
-
2026-08-24days on market $395,000 Active 123 DOM
-
2026-08-23days on market $395,000 Active 122 DOM
-
2026-08-22days on market $395,000 Active 121 DOM
-
2026-08-21days on market $395,000 Active 120 DOM
-
2026-08-20days on market $395,000 Active 119 DOM
-
2026-08-19days on market $395,000 Active 118 DOM
-
2026-08-18days on market $395,000 Active 117 DOM
-
2026-08-16days on market $395,000 Active 115 DOM
-
2026-08-15days on market $395,000 Active 114 DOM
-
2026-08-13days on market $395,000 Active 112 DOM
-
2026-08-12days on market $395,000 Active 111 DOM
-
2026-08-11days on market $395,000 Active 110 DOM
-
2026-08-10days on market $395,000 Active 109 DOM
-
2026-08-09days on market $395,000 Active 108 DOM
-
2026-08-08days on market $395,000 Active 107 DOM
-
2026-08-07pricedays on market $395,000 Active 106 DOM
-
2026-08-06days on market $380,000 Active 105 DOM
-
2026-08-05days on market $380,000 Active 104 DOM
-
2026-08-04days on market $380,000 Active 103 DOM
-
2026-08-03days on market $380,000 Active 102 DOM
-
2026-07-30days on market $380,000 Active 97 DOM
-
2026-07-28days on market $380,000 Active 96 DOM
-
2026-07-26days on market $380,000 Active 94 DOM
-
2026-07-24days on market $380,000 Active 92 DOM
-
2026-07-23days on market $380,000 Active 91 DOM
-
2026-07-22days on market $380,000 Active 90 DOM
-
2026-07-21days on market $380,000 Active 89 DOM
-
2026-07-18days on market $380,000 Active 86 DOM
-
2026-07-18days on market $380,000 Active 85 DOM
-
2026-07-16days on market $380,000 Active 84 DOM
-
2026-07-15days on market $380,000 Active 83 DOM
-
2026-07-14days on market $380,000 Active 82 DOM
-
2026-07-13days on market $380,000 Active 81 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 5/10 Major
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $41,392
- − Mortgage interest
- −$22,126
- − Property taxes
- −$5,925
- − Insurance
- −$1,975
- − Repairs & maintenance
- −$3,311
- − Management
- −$3,311
- − HOA
- −$10,464
- − Depreciation
- −$11,491
- Taxable loss
- −$17,212
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$4,131
- After-tax cash flow
- $-6,390/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This turnkey condo in a prestigious gated community offers spacious living with modern updates and a golf course view. It is in excellent condition with minimal maintenance required.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers or renters. ↑
- Both Painting exterior trim and shutters — Fresh paint can make the home look more inviting and maintain its value. ↑
- Both Upgrading window treatments — Modern window treatments can improve energy efficiency and add a fresh look to the home. ↑
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Bayshore Elementary School
C
FL #936/2,144
Nat'l #10,700/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Dunbar High School
F
FL #429/667
Nat'l #10,806/17,239
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
C
Composite livability gradescore 69/100
Livability — Gateway
- Score
- 69/100
- State rank
- #477
- US rank
- #8703
Category grades
Amenities F
Commute F
Cost of living C-
Crime A+
Employment A+
Housing A+
Health & safety D-
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Gateway, FL
- County
- Lee County · 871,946 people
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 3% Cuban 2%
- Common ancestry
- Romanian 5% Lithuanian 3% Slovak 2%
- Foreign-born
- 14% · Canada, Vietnam, China
- Languages at home
- 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 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
- ▼ -25.45%
- Current HPI
- 221.7115
- Rent YoY
- ▲ 0.37%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-04-23 Listed $380,000 FORTMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…