10134 Colonial Country Club Blvd #904 · Fort Myers, FL 33913

$230,000

2 bd · 2.0 ba · 1,116 sqft · Condo public records · 161 Days on market

Built 2003 $849/mo HOA · 19% of rent ↓ 20% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First floor, turnkey, 2 bed, 2 bath like new lake view condo in the wonderful Colonial Country Club . This condo features an open floor plan with living room , dining room , good size kitchen with granite countertops & separate breakfast area. The split floor plan allows guests to have their privacy with bedroom & private bathroom. The master bedroom has a beautiful window overlooking the lake, over sized walk in closet, dual sinks in master bath & walk in shower. Additional features include crown molding, new carpet, tiled lanai area with view of the lake, storage room & under cover parking . This unit is just a few steps away from the satellite pool or take in everything Colonial country club has to offer. Colonial Country Club features fining dining, community center with state of the art exercise equipment, library, crafts room, & massage rooms. 18 hole championship golf course designed by Gordon Lewis with a driving range & putting green. Tennis courts eight lighted Har-Tru courts & two hard surface lighted tennis courts. The community also features neighborhood parks & nature trails. Florida living at its finest just bring your toothbrush , no work here! See virtual tour!

Key facts

• Ceramic tile lanai
• Community pond views
• New granite counters

Tags

• LUXURY VINYL PLANK FLOORING
• CUSTOM KITCHEN CABINETS
• NEW GRANITE COUNTERS
• CERAMIC TILE LANAI
• COMMUNITY POND VIEWS
• NEW HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed with conditions (call)
• HOA & community: Homeowners association; Annual association fee; Quarterly association fee; Association covers irrigation water, grounds maintenance, and security; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, bocce court, pickleball, restaurant, library, and management; Community has 1,699 units; Community features: gated, golf, street lights

Exterior

• Parking: Assigned parking; Paved parking; Detached carport; 1 covered space; One-space parking
• Security: Gated community with guard; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Irrigation from municipal and reclaimed water
• Home design: Single-story; Entry on level 1; Resale; Faces southwest
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Patio; Lanai; Porch; Screened porch; Storage; Shutters (electric); Pond on lot; Zero lot line; Paved road; Northeast exposure; Has view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Eat-in kitchen; Living/dining room; Pantry; Dual sinks; Shower only; Separate shower; Split bedrooms; Furnishing negotiable; Single hung windows; Shutters
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.0% in Fort Myers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 811 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,457/mo this rent would consume 48% of the median local household income ($110k/yr) (locally 276% 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 $7k 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 161 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; list at $230k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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 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: 1.94% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.35%
• DSCR: 1.86
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-8,900
• Equity at exit: $34,294

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,274
• Equity at exit: $19,886

Cash invested: $64,400 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $4,457 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$332 /mo · $3,981/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$849
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $612

Break-even live

Break-even rent $3,683

Max offer price $230,000

Occupancy floor 81%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	23d	1	0.07mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	23d	1	0.09mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	23d	1	0.29mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	11d	1	0.31mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	23d	1	0.37mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.40mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	0.47mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	0.71mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	23d	1	0.71mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.71mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	0.85mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	0.90mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	15d	2	0.91mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	0.92mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.94mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	0.94mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	0.96mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	1.07mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	1.16mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	23d	1	1.17mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	23d	1	1.24mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	1.30mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	1.30mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	1.30mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	1.30mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	1.33mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	3d	23	1.33mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	2d	1	1.36mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	23d	2	1.41mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	23d	1	1.43mi

HOA detail condo

• Monthly dues: $849 · $10,188/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   days on market $230,000 Active 161 DOM
2. 2026-06-16
   days on market $230,000 Active 160 DOM
3. 2026-06-15
   days on market $230,000 Active 159 DOM
4. 2026-06-13
   days on market $230,000 Active 157 DOM
5. 2026-06-10
   days on market $230,000 Active 154 DOM
6. 2026-06-09
   days on market $230,000 Active 153 DOM
7. 2026-06-07
   days on market $230,000 Active 151 DOM
8. 2026-06-02
   days on market $230,000 Active 146 DOM
9. 2026-06-01
   days on market $230,000 Active 145 DOM
10. 2026-06-01
    days on market $230,000 Active 144 DOM
11. 2026-03-27
    price $230,000
12. 2026-03-18
    price $245,000
13. 2026-02-23
    price $255,000
14. 2026-01-05
    listed $275,000 Active
15. 2014-05-21
    soldstatus $133,000
16. 2014-05-16
    price $139,900 1243-char remark

    Show marketing remark (1243 chars)

    First floor, turnkey, 2 bed, 2 bath like new lake view condo in the wonderful Colonial Country Club . This condo features an open floor plan with living room , dining room , good size kitchen with granite countertops & separate breakfast area. The split floor plan allows guests to have their privacy with bedroom & private bathroom. The master bedroom has a beautiful window overlooking the lake, over sized walk in closet, dual sinks in master bath & walk in shower. Additional features include crown molding, new carpet, tiled lanai area with view of the lake, storage room & under cover parking . This unit is just a few steps away from the satellite pool or take in everything Colonial country club has to offer. Colonial Country Club features fining dining, community center with state of the art exercise equipment, library, crafts room, & massage rooms. 18 hole championship golf course designed by Gordon Lewis with a driving range & putting green. Tennis courts eight lighted Har-Tru courts & two hard surface lighted tennis courts. The community also features neighborhood parks & nature trails. Florida living at its finest just bring your toothbrush , no work here! See virtual tour!

17. 2014-05-16
    soldstatus $133,000 1243-char remark

    Show marketing remark (1243 chars)

    First floor, turnkey, 2 bed, 2 bath like new lake view condo in the wonderful Colonial Country Club . This condo features an open floor plan with living room , dining room , good size kitchen with granite countertops & separate breakfast area. The split floor plan allows guests to have their privacy with bedroom & private bathroom. The master bedroom has a beautiful window overlooking the lake, over sized walk in closet, dual sinks in master bath & walk in shower. Additional features include crown molding, new carpet, tiled lanai area with view of the lake, storage room & under cover parking . This unit is just a few steps away from the satellite pool or take in everything Colonial country club has to offer. Colonial Country Club features fining dining, community center with state of the art exercise equipment, library, crafts room, & massage rooms. 18 hole championship golf course designed by Gordon Lewis with a driving range & putting green. Tennis courts eight lighted Har-Tru courts & two hard surface lighted tennis courts. The community also features neighborhood parks & nature trails. Florida living at its finest just bring your toothbrush , no work here! See virtual tour!

18. 2014-03-21
    listed $133,000 1243-char remark

    Show marketing remark (1243 chars)

    First floor, turnkey, 2 bed, 2 bath like new lake view condo in the wonderful Colonial Country Club . This condo features an open floor plan with living room , dining room , good size kitchen with granite countertops & separate breakfast area. The split floor plan allows guests to have their privacy with bedroom & private bathroom. The master bedroom has a beautiful window overlooking the lake, over sized walk in closet, dual sinks in master bath & walk in shower. Additional features include crown molding, new carpet, tiled lanai area with view of the lake, storage room & under cover parking . This unit is just a few steps away from the satellite pool or take in everything Colonial country club has to offer. Colonial Country Club features fining dining, community center with state of the art exercise equipment, library, crafts room, & massage rooms. 18 hole championship golf course designed by Gordon Lewis with a driving range & putting green. Tennis courts eight lighted Har-Tru courts & two hard surface lighted tennis courts. The community also features neighborhood parks & nature trails. Florida living at its finest just bring your toothbrush , no work here! See virtual tour!

19. 2013-07-23
    soldstatus $122,000
20. 2013-07-10
    soldstatus $122,000 950-char remark

    Show marketing remark (950 chars)

    This first floor great room design provides an open floor plan with a wonderful lake view creating a quite and peaceful setting. A screened lanai with sliding glass doors to the great room, creates a beautiful outdoor and indoor living area. The kitchen offers a breakfast bar in addition to a separate breakfast area. With the dining room open to the great room, it makes this a wonderful home for entertaining. The master bedroom suite has an oversized walk in closet along with dual master bath sinks and a separate enclosed shower. Just a few steps away is your own satellite pool, which makes this a perfect unit for vacation living. Colonial Country Club is a gated Golf Course and Tennis Community. It has an 18,000 Sq/Ft clubhouse with fine dining, resort pool, eight lighted tennis courts, and state of the art fitness center. The 18-hole championship golf course provides both a challenging and relaxing day for golfers of all skill levels.

21. 2013-06-08
    price $127,900 950-char remark

    Show marketing remark (950 chars)

    This first floor great room design provides an open floor plan with a wonderful lake view creating a quite and peaceful setting. A screened lanai with sliding glass doors to the great room, creates a beautiful outdoor and indoor living area. The kitchen offers a breakfast bar in addition to a separate breakfast area. With the dining room open to the great room, it makes this a wonderful home for entertaining. The master bedroom suite has an oversized walk in closet along with dual master bath sinks and a separate enclosed shower. Just a few steps away is your own satellite pool, which makes this a perfect unit for vacation living. Colonial Country Club is a gated Golf Course and Tennis Community. It has an 18,000 Sq/Ft clubhouse with fine dining, resort pool, eight lighted tennis courts, and state of the art fitness center. The 18-hole championship golf course provides both a challenging and relaxing day for golfers of all skill levels.

22. 2005-09-23
    soldstatus $287,500

ⓘ 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: $3,981 · $332/mo
• Projected year-2 tax: $3,981 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $53,490
• − Mortgage interest: −$12,884
• − Property taxes: −$3,981
• − Insurance: −$6,268
• − Repairs & maintenance: −$4,279
• − Management: −$4,279
• − HOA: −$10,188
• − Depreciation: −$6,691
• Taxable income: $4,919
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $6,165/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Fort Myers

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

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-20.0% since first listed

12 events — show timeline

• 2026-03-27 Price Changed $230,000 FORTMLS
• 2026-03-18 Price Changed $245,000 FORTMLS
• 2026-02-23 Price Changed $255,000 FORTMLS
• 2026-01-05 Listed $275,000 FORTMLS
• 2014-05-21 Sold (Public Records) $133,000 Public Records
• 2014-05-16 Sold (MLS) $133,000 FORTMLS
• 2014-05-16 Price Changed $139,900 FORTMLS
• 2014-03-21 Listed $133,000 FORTMLS
• 2013-07-23 Sold (Public Records) $122,000 Public Records
• 2013-07-10 Sold (MLS) $122,000 FORTMLS
• 2013-06-08 Price Changed $127,900 FORTMLS
• 2005-09-23 Sold (Public Records) $287,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,981 · +0.9% YoY. Source: county tax records.