74 Victoria Dr · North Fort Myers, FL 33917

$159,999

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 66 Days on market

Built 1957 7,143 sqft lot Est $164k · at est.

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +8.6/15.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

Key facts

• 7,143 sq ft lot
• Garage
• Built 1957

Property features AI

Finance

• Other: Zoning: RS-1; Oversize lot; Lot dimensions approx. 71 x 100 (front/back x sides); Lot area approx. 0.164 acres; Located in North Fort Myers development
• HOA & community: No HOA maintenance; No community amenities

Exterior

• Parking: Attached carport with 1 space
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; 1 story / ranch; Rear exposure faces north; Non-gated community
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Single-hung windows; Built in 1957
• Exterior features: Patio; Landscaped view; Irrigation well

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Terrazzo flooring
• Bathrooms: 1 full bathroom; No master bath
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: High-speed internet available; Smoke detectors; Formal dining area; Great room; Open porch/lanai; Great room / split-bedroom floor plan
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-26 ($-310/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,399 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $163,910
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Glenmont Dr W	0.08mi	2/1.0	864 (-2%)	23mo	$170,000	$197	73
142 Brooks Rd	0.07mi	2/1.0	840 (-5%)	18mo	$155,000	$185	73
1685 Daniels Dr	0.54mi	2/1.0	912 (+3%)	7mo	$199,000	$218	64
26 Cypress St	0.53mi	3/1.0 (+1)	832 (-6%)	7mo	$122,500	$147	54
83 Oak St	0.71mi	3/2.0 (+1)	1,004 (+13%)	12mo	$85,000	$85	26

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-28,014
• Equity at exit: $23,856

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-28,312
• Equity at exit: $13,834

Cash invested: $44,800 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 846
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$839
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-26

Break-even live

Break-even rent $1,754

Max offer price $155,430

Occupancy floor 96%

Sensitivity live

Price	-10% $65	-5% $19	+0% $-26	+5% $-71	+10% $-116
Rent	-10% $-162	-5% $-94	+0% $-26	+5% $42	+10% $110
Rate	-1.0pp $55	-0.5pp $15	base $-26	+0.5pp $-67	+1.0pp $-110

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	25d	1	0.26mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	5d	1	0.32mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	25d	1	0.37mi
1526 Wood Rd North Fort Myers, FL	1.0	1.0	912	$1,500	$1.64	5d	1	0.39mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	5d	1	0.45mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	25d	1	0.45mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	5d	1	0.66mi
92 Oak St North Fort Myers, FL	2.0	2.0	1008	$2,000	$1.98	5d	1	0.71mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	25d	1	0.80mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	5d	1	0.85mi
240 W Mariana Ave Apt B North Fort Myers, FL	1.0	1.0	600	$1,295	$2.16	25d	1	0.93mi
8049 Stillwater Ct North Fort Myers, FL	1.0–2.0	1.0–2.0	720	$1,600	$2.22	25d	1	1.14mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	25d	1	1.14mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	18d	1	1.14mi
3345 N Key Dr #47 North Fort Myers, FL	2.0	2.5	1112	$2,150	$1.93	25d	1	1.15mi
3324 N Key Dr #7 North Fort Myers, FL	2.0	1.0	791	$1,495	$1.89	25d	1	1.17mi
3344 N Key Dr Unit M6 North Fort Myers, FL	1.0	1.0	659	$1,399	$2.12	16d	1	1.17mi
3300 N Key Dr Unit 4W North Fort Myers, FL	2.0	2.0	1103	$3,000	$2.72	25d	1	1.17mi
3342 N Key Dr Unit L3 North Fort Myers, FL	2.0	1.0	791	$1,490	$1.88	25d	1	1.19mi
3328 N Key Dr #5 North Fort Myers, FL	2.0	1.0	791	$1,400	$1.77	25d	1	1.19mi
3328 N Key Dr North Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	5d	1	1.19mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	25d	1	1.26mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	21d	1	1.27mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	25d	1	1.27mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	25d	1	1.28mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	25d	1	1.29mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	5d	1	1.29mi
3460 N Key Dr #203 North Fort Myers, FL	1.0	1.5	840	$3,250	$3.87	25d	1	1.34mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	12d	1	1.34mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	25d	1	1.34mi
3490 N Key Dr #514 North Fort Myers, FL	2.0	2.0	1103	$1,495	$1.36	25d	1	1.38mi
3490 N Key Dr #203 North Fort Myers, FL	1.0	1.5	840	$1,300	$1.55	25d	1	1.38mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	25d	1	1.47mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	25d	1	1.47mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	25d	1	1.49mi
1260 Joerin Ave North Fort Myers, FL	1.0	1.0	936	$1,105	$1.18	25d	1	1.50mi

Listing history 24 events

1. 2026-06-22
   days on market $159,999 Active 66 DOM
2. 2026-06-17
   days on market $159,999 Active 62 DOM
3. 2026-06-16
   days on market $159,999 Active 61 DOM
4. 2026-06-15
   days on market $159,999 Active 60 DOM
5. 2026-06-13
   pricedays on market $159,999 Active 58 DOM
6. 2026-06-10
   days on market $174,999 Active 55 DOM
7. 2026-06-09
   days on market $174,999 Active 54 DOM
8. 2026-06-07
   days on market $174,999 Active 52 DOM
9. 2026-06-03
   days on market $174,999 Active 48 DOM
10. 2026-06-02
    days on market $174,999 Active 47 DOM
11. 2026-06-01
    days on market $174,999 Active 46 DOM
12. 2026-05-31
    days on market $174,999 Active 45 DOM
13. 2026-05-14
    price $189,999
14. 2026-04-16
    listed $199,999 Active
15. 2023-03-07
    status Pending 695-char remark

    Show marketing remark (695 chars)

    INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

16. 2023-03-07
    soldstatus $125,000 Closed 695-char remark

    Show marketing remark (695 chars)

    INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

17. 2023-03-07
    soldstatus $250,000

    Show marketing remark (695 chars)

    INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

18. 2023-02-03
    price $149,000 695-char remark

    Show marketing remark (695 chars)

    INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

19. 2022-12-16
    listed $159,000 Active 695-char remark

    Show marketing remark (695 chars)

    INVESTORS! There is a lot of potential in this property. Remodeling is needed due to the recent hurricane flooding. Bonus, Terrazzo floors!!! A Florida room and Laundry room are all part of the residence. Renovation should include exterior wall insulation, drywall in interior vertical surfaces, kitchen and bathroom, interior doors, and more as needed. Any future permitting, repairs, etc. will be the responsibility of the purchaser. SW Florida is in need of annual rentals and homes rehabbed ready to finance after the hurricane, the quicker you can get it ready the quicker it can help the area residents! Need more than one place? Next Door at 78 Victoria is for sale too, why not buy both?

20. 2022-09-22
    soldstatus $270,000
21. 2001-01-18
    soldstatus $38,000
22. 2000-12-18
    soldstatus $38,000
23. 2000-11-22
    price $44,900
24. 1957-09-01
    soldstatus $9,500

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$687/yr (+$57/mo · 107.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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

Taxation est. · year 1

• Rental income: $20,655
• − Mortgage interest: −$8,962
• − Property taxes: −$641
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,655
• Taxable loss: −$2,826
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $368/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): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+1900.0% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $189,999 NAPLESMLS
• 2026-04-16 Listed $199,999 NAPLESMLS
• 2023-03-07 Pending — FORTMLS
• 2023-03-07 Sold (Public Records) $250,000 Public Records
• 2023-03-07 Sold (MLS) $125,000 FORTMLS
• 2023-02-03 Price Changed $149,000 FORTMLS
• 2022-12-16 Listed $159,000 FORTMLS
• 2022-09-22 Sold (Public Records) $270,000 Public Records
• 2001-01-18 Sold (Public Records) $38,000 Public Records
• 2000-12-18 Sold (MLS) $38,000 FORTMLS
• 2000-11-22 Price Changed $44,900 FORTMLS
• 1957-09-01 Sold (Public Records) $9,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $641 · +37.4% YoY. Source: county tax records.