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 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 +20.6/30.0
- ARV discount +14.7/15.0
- 1% rule +8.2/10.0
- DSCR +6.5/10.0
- Schools +4.6/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$395,000
12051 Brassie Cir Unit D202 · Gateway, FL 33913
3 bd · 2.0 ba · 2,266 sqft · Condo
· 199 Days on market
Built 2002
2-car garage
$174/sqft
· 16% below area
Est $470k · 16% under
$872/mo HOA · 17% 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 $527 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $395k).
- Recommended offer: $348k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.9% vs local median 3.6% in Gateway — 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 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; 1225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
- At $5,226/mo this rent would consume 57% of the median local household income ($110k/yr) — 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 $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 199 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- 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
$347,600
(12.0% below list)
Questions for the listing agent
- It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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?
- 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
- 1.32% ✓
- Cap rate
- 7.89%
- Cash-on-cash
- 5.71%
- DSCR
- 1.25
- GRM
- 6.3
CMA / ARV
- ARV (median comp)
- $469,646
- List price
- $395,000
- Delta
- -15.89%
- 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 |
|---|---|---|---|---|---|---|---|
| 12090 Hidden Links Dr | 0.10mi | 4/3.0 (+1) | 2,274 (+0%) | 0mo | $550,000 | $242 | 86 |
| 12766 Fairington Way | 0.84mi | 3/2.5 | 2,251 (-1%) | 1mo | $580,000 | $258 | 61 |
| 12419 Jewel Stone Ln | 0.65mi | 4/2.5 (+1) | 2,301 (+2%) | 1mo | $420,000 | $183 | 60 |
| 12677 Astor Pl | 0.86mi | 3/2.5 | 2,312 (+2%) | 1mo | $565,000 | $244 | 59 |
| 11881 Cypress Links Dr | 0.36mi | 3/3.0 | 2,602 (+15%) | 1mo | $735,000 | $282 | 54 |
| 2422 Joe Ave S | 1.37mi | 4/4.0 (+1) | 2,250 (-1%) | 1mo | $285,000 | $127 | 50 |
| 10443 Migliera Way | 0.79mi | 3/3.5 | 2,389 (+5%) | 1mo | $735,000 | $308 | 49 |
| 10600 Carena Cir | 0.87mi | 3/3.5 | 2,498 (+10%) | 1mo | $709,000 | $284 | 41 |
| 11550 Shady Palm Way | 0.69mi | 4/3.0 (+1) | 2,032 (-10%) | 0mo | $610,000 | $300 | 41 |
| 10502 Casella Way #102 | 0.75mi | 3/2.0 | 1,722 (-24%) | 1mo | $459,900 | $267 | 39 |
| 12688 Stone Tower Loop | 0.99mi | 4/3.0 (+1) | 2,570 (+13%) | 0mo | $449,999 | $175 | 34 |
| 10860 Essex Square Blvd | 0.89mi | 3/3.5 | 2,736 (+21%) | 1mo | $551,000 | $201 | 34 |
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
- -11.1%
- Equity multiple
- 0.61×
- Total profit
- $-43,331
- Equity at exit
- $58,896
10-year hold
- IRR
- -7.5%
- Equity multiple
- 0.60×
- Total profit
- $-44,509
- 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
- 1225
- Price-to-rent
- 6.3×
Monthly cashflow live
↻
- Estimated rent
- $5,226 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
- −$1,097
- Net cashflow
- $527
Break-even live
Break-even rent
$4,559
Max offer price
$395,000
Occupancy floor
85%
Sensitivity live
| Price | -10% $800 | -5% $663 | +0% $527 | +5% $390 | +10% $254 |
|---|---|---|---|---|---|
| Rent | -10% $114 | -5% $320 | +0% $527 | +5% $733 | +10% $939 |
| Rate | -1.0pp $725 | -0.5pp $627 | base $527 | +0.5pp $424 | +1.0pp $320 |
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 |
|---|---|---|---|---|---|---|---|---|
| 12037 Brassie Cir Unit D202 Fort Myers, FL | 3.0 | 2.0 | 2265 | $4,500 | $1.99 | 10d | 1 | 0.04mi |
| 12021 Brassie Cir #201 Fort Myers, FL | 3.0 | 2.0 | 2343 | $2,700 | $1.15 | 144d | 1 | 0.07mi |
| 11900 Grosseto Ct Fort Myers, FL | 2.0 | 2.0 | 1713 | $6,000 | $3.50 | 10d | 1 | 0.32mi |
| 11900 Grosseto Ct Fort Myers, FL | 2.0 | 2.0 | 1713 | $6,000 | $3.50 | 160d | 1 | 0.32mi |
| 11900 Grosseto Ct Fort Myers, FL | 2.0 | 2.0 | 1713 | $5,500 | $3.21 | 164d | 1 | 0.32mi |
| 10284 Livorno Dr Fort Myers, FL | 3.0 | 3.0 | 2202 | $2,500 | $1.14 | 138d | 1 | 0.40mi |
| 10284 Livorno Dr Fort Myers, FL | 3.0 | 3.0 | 2202 | $2,500 | $1.14 | 22d | 1 | 0.40mi |
| 10399 Prato Dr Fort Myers, FL | 2.0 | 2.0 | 1917 | $4,500 | $2.35 | 0d | 1 | 0.40mi |
| 10399 Prato Dr Fort Myers, FL | 2.0 | 2.0 | 1917 | $6,800 | $3.55 | 5d | 1 | 0.40mi |
| 10399 Prato Dr Fort Myers, FL | 2.0 | 2.0 | 1917 | $6,800 | $3.55 | 17d | 1 | 0.40mi |
| 12482 Kentwood Ave Fort Myers, FL | 3.0 | 2.5 | 2251 | $4,900 | $2.18 | 160d | 1 | 0.42mi |
| 12501 Fairmont Dr Fort Myers, FL | 3.0 | 3.0 | 3092 | $3,200 | $1.03 | 21d | 1 | 0.42mi |
| 12501 Fairmont Dr Fort Myers, FL | 3.0 | 3.0 | 3092 | $3,250 | $1.05 | 108d | 1 | 0.42mi |
| 12083 Mahogany Isle Ln Fort Myers, FL | 4.0 | 3.0 | 2854 | $5,900 | $2.07 | 10d | 1 | 0.43mi |
| 12083 Mahogany Isle Ln Fort Myers, FL | 4.0 | 3.0 | 2854 | $5,900 | $2.07 | 15d | 1 | 0.43mi |
| 12301 Jewel Stone Ln Fort Myers, FL | 2.0 | 2.0 | 1836 | $2,300 | $1.25 | 55d | 1 | 0.48mi |
| 10235 Ashbrook Ct Fort Myers, FL | 3.0 | 2.5 | 2433 | $3,000 | $1.23 | 38d | 1 | 0.54mi |
| 10455 Casella Way #202 Fort Myers, FL | 3.0 | 2.0 | 2319 | $7,200 | $3.10 | 43d | 1 | 0.56mi |
| 12469 Pebble Stone Ct Fort Myers, FL | 4.0 | 3.0 | 2368 | $2,750 | $1.16 | 144d | 1 | 0.58mi |
| 12525 Astor Pl Unit 1049698P Fort Myers, FL | 3.0 | 2.0 | 2174 | $6,330 | $2.91 | 43d | 1 | 0.61mi |
| 12414 Rock Ridge Ln Fort Myers, FL | 4.0 | 2.0 | 2315 | $6,500 | $2.81 | 41d | 1 | 0.62mi |
| 12414 Rock Ridge Ln Fort Myers, FL | 4.0 | 2.0 | 2315 | $6,500 | $2.81 | 10d | 1 | 0.62mi |
| 10470 Casella Way #102 Fort Myers, FL | 2.0 | 2.0 | 1722 | $7,300 | $4.24 | 10d | 1 | 0.64mi |
| 11299 Shady Blossom Dr Fort Myers, FL | 4.0 | 3.0 | 2606 | $8,300 | $3.18 | 5d | 1 | 0.71mi |
| 11299 Shady Blossom Dr Fort Myers, FL | 4.0 | 3.0 | 2606 | $8,300 | $3.18 | 10d | 1 | 0.71mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 6d | 1 | 0.74mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 41d | 1 | 0.74mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 55d | 1 | 0.75mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 6d | 1 | 0.75mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $6,950 | $4.04 | 10d | 1 | 0.76mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $5,500 | $3.19 | 55d | 1 | 0.76mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 164d | 1 | 0.76mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $6,950 | $4.04 | 13d | 1 | 0.76mi |
| 9561 Blue Stone Cir Fort Myers, FL | 4.0 | 2.0 | 2209 | $2,600 | $1.18 | 108d | 1 | 0.78mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 144d | 1 | 0.78mi |
| 12031 Champions Green Way #808 Fort Myers, FL | 3.0 | 2.0 | 1725 | $2,200 | $1.28 | 41d | 1 | 0.78mi |
| 12952 Broomfield Ln Fort Myers, FL | 4.0 | 3.0 | 2032 | $2,700 | $1.33 | 157d | 1 | 0.89mi |
| 11442 Tiverton Trce Fort Myers, FL | 3.0 | 2.0 | 2010 | $9,500 | $4.73 | 10d | 1 | 0.90mi |
| 12690 Fairington Way Fort Myers, FL | 3.0 | 2.0 | 2054 | $7,000 | $3.41 | 119d | 1 | 0.90mi |
| 12690 Fairington Way Fort Myers, FL | 3.0 | 2.0 | 2054 | $7,000 | $3.41 | 10d | 1 | 0.90mi |
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
-
2026-11-08days on market $395,000 Active 199 DOM
-
2026-11-07days on market $395,000 Active 198 DOM
-
2026-11-06days on market $395,000 Active 197 DOM
-
2026-11-05days on market $395,000 Active 196 DOM
-
2026-11-04days on market $395,000 Active 195 DOM
-
2026-11-01days on market $395,000 Active 192 DOM
-
2026-10-31days on market $395,000 Active 191 DOM
-
2026-10-30days on market $395,000 Active 190 DOM
-
2026-10-29days on market $395,000 Active 189 DOM
-
2026-10-28days on market $395,000 Active 188 DOM
-
2026-10-27days on market $395,000 Active 187 DOM
-
2026-10-26days on market $395,000 Active 186 DOM
-
2026-10-26days on market $395,000 Active 185 DOM
-
2026-10-23days on market $395,000 Active 183 DOM
-
2026-10-22days on market $395,000 Active 182 DOM
-
2026-10-21days on market $395,000 Active 181 DOM
-
2026-10-20days on market $395,000 Active 180 DOM
-
2026-10-19days on market $395,000 Active 179 DOM
-
2026-10-18days on market $395,000 Active 178 DOM
-
2026-10-17days on market $395,000 Active 177 DOM
-
2026-10-16days on market $395,000 Active 176 DOM
-
2026-10-15days on market $395,000 Active 175 DOM
-
2026-10-14days on market $395,000 Active 174 DOM
-
2026-10-13days on market $395,000 Active 173 DOM
-
2026-10-12days on market $395,000 Active 172 DOM
-
2026-10-11days on market $395,000 Active 171 DOM
-
2026-10-10days on market $395,000 Active 170 DOM
-
2026-10-09days on market $395,000 Active 169 DOM
-
2026-10-08days on market $395,000 Active 168 DOM
-
2026-10-07days on market $395,000 Active 167 DOM
-
2026-10-06days on market $395,000 Active 166 DOM
-
2026-10-05days on market $395,000 Active 165 DOM
-
2026-10-05days on market $395,000 Active 164 DOM
-
2026-10-04days on market $395,000 Active 163 DOM
-
2026-10-01days on market $395,000 Active 161 DOM
-
2026-09-30days on market $395,000 Active 160 DOM
-
2026-09-29days on market $395,000 Active 159 DOM
-
2026-09-27days on market $395,000 Active 157 DOM
-
2026-09-25days on market $395,000 Active 155 DOM
-
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
ⓘ 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
- $62,708
- − Mortgage interest
- −$22,126
- − Property taxes
- −$5,925
- − Insurance
- −$1,975
- − Repairs & maintenance
- −$5,017
- − Management
- −$5,017
- − HOA
- −$10,464
- − Depreciation
- −$11,491
- Taxable income
- $694
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$167
- After-tax cash flow
- $6,152/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%
- 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…