2212 Quality Life Center Way · Fort Myers, FL 33916

$235,000

4 bd · 2.0 ba · 1,872 sqft · MultiFamily public records · 42 Days on market

Built 1981 7,579 sqft lot

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

Key facts

• 7,579 sq ft lot
• Built 1981
• Listed 42 days

Property features AI

Finance

• Financial info: Two rental units; each unit currently shows actual rent $1,000 and pro forma $1,000; Tenants pay electricity, internet, and water; Pets allowed
• HOA & community: No association fee; Non-gated community

Exterior

• Utilities: Public water; Public sewer; Cable not available
• Home design: Resale property; Zoned RS-7
• Construction: Vinyl siding with wood frame construction; Shingle roof; Property built on a foundation (standard residential)
• Exterior features: Dead-end lot; Paved public road access; No additional exterior features listed

Interior

• Kitchen: Range and refrigerator in each unit
• Bedrooms: Two 2-bedroom units (each unit listed as Two Bedroom)
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom (total 2 units)
• Heating & cooling: Window unit heating; Ceiling fans; Window air-conditioning units
• Interior features: Single-hung and sliding windows; Tile flooring
• Laundry & utility: Washer and dryer in residence or washer/dryer hookup (per unit descriptions)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 falling (-4.3%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,088/mo this rent would consume 70% of the median local household income ($53k/yr) (locally 2324% 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 42 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $235k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,780
• Equity at exit: $35,039

10-year hold

• IRR: 7.4%
• Equity multiple: 1.48×
• Total profit: $31,900
• Equity at exit: $20,319

Cash invested: $65,800 (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 33916

• Home prices YoY: -28.2%
• Rents YoY: -4.3%
• Active inventory: 267
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,088 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$327 /mo · $3,920/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $783

Break-even live

Break-even rent $2,097

Max offer price $235,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,088
Total (2 units)			$3,088

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2218 Quality Life Center Way Fort Myers, FL	4.0	2.0	1257	$2,250	$1.79	23d	1	0.03mi
4051 Regata Way Fort Myers, FL	1.0–3.0	1.0–2.0	987	$2,021	$2.05	2d	34	0.08mi
3034 Price Ave Fort Myers, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.18mi
3306 Bassie Ct Fort Myers, FL	4.0	2.0	1257	$2,100	$1.67	23d	1	0.21mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1285	$2,300	$1.79	15d	1	0.30mi
3341 Willard St Fort Myers, FL	4.0	2.0	1257	$2,500	$1.99	15d	1	0.39mi
3341 Willard St Fort Myers, FL	4.0	2.0	1619	$2,500	$1.54	19d	1	0.39mi
2188 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	23d	1	0.60mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	23d	1	0.61mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1979	$2,600	$1.31	3d	1	0.61mi
2197 Davis Ct Fort Myers, FL	4.0	2.0	1257	$2,450	$1.95	2d	1	0.68mi
2627 Saint Charles St Fort Myers, FL	4.0	2.0	1400	$1,850	$1.32	14d	1	0.73mi
2656 Lime St Fort Myers, FL	4.0	2.0	1232	$1,700	$1.38	3d	1	0.79mi
1775 Glenway Ct Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	23d	1	0.90mi
2579 Second St Fort Myers, FL	3.0	2.0	1404	$2,500	$1.78	15d	1	1.01mi
2330 Hoople St Fort Myers, FL	3.0	2.0	1250	$1,750	$1.40	15d	1	1.10mi
2825 Palm Beach Blvd Fort Myers, FL	1.0–3.0	1.5–2.5	990	$2,200	$2.22	10d	7	1.13mi
2743 First St Unit 605 Fort Myers, FL	3.0	2.0	1721	$2,750	$1.60	23d	1	1.16mi
2743 1st St #506 Fort Myers, FL	3.0	2.0	1663	$2,200	$1.32	23d	1	1.16mi
2743 1st St #2102 Fort Myers, FL	3.0	2.0	1656	$2,800	$1.69	23d	1	1.16mi
2743 1st St #2206 Fort Myers, FL	3.0	2.0	1756	$2,600	$1.48	23d	1	1.16mi
2743 1st St #405 Fort Myers, FL	3.0	2.0	1721	$2,500	$1.45	23d	1	1.16mi
2743 1st St #304 Fort Myers, FL	3.0	2.0	1341	$2,300	$1.72	23d	1	1.16mi
2743 1st St #803 Fort Myers, FL	3.0	2.0	1571	$5,500	$3.50	23d	1	1.16mi
2745 1st St #404 Fort Myers, FL	3.0	2.0	1408	$2,750	$1.95	23d	1	1.18mi
2745 1st St #2703 Fort Myers, FL	3.0	2.0	1408	$3,000	$2.13	23d	1	1.18mi
2745 1st St #2602 Fort Myers, FL	3.0	2.0	1656	$6,000	$3.62	23d	1	1.18mi
2745 1st St #1903 Fort Myers, FL	3.0	2.0	1408	$5,500	$3.91	23d	1	1.18mi
2745 1st St #306 Fort Myers, FL	3.0	2.0	1602	$2,100	$1.31	23d	1	1.18mi
2797 1st St #2202 Fort Myers, FL	3.0	2.5	1954	$4,300	$2.20	3d	1	1.18mi
2797 1st St #1602 Fort Myers, FL	3.0	2.0	1459	$2,495	$1.71	23d	1	1.18mi
2797 First St Unit 1546387P Fort Myers, FL	3.0	3.0	1442	$3,059	$2.12	14d	1	1.18mi
3000 Oasis Grand Blvd #801 Fort Myers, FL	3.0	2.5	1854	$4,000	$2.16	23d	1	1.19mi
3000 Oasis Grand Blvd #2004 Fort Myers, FL	3.0	2.5	1708	$2,995	$1.75	11d	1	1.19mi
3000 Oasis Grand Blvd #2004 Fort Myers, FL	3.0	2.5	1708	$2,995	$1.75	23d	1	1.19mi
3000 Oasis Grand Blvd #401 Fort Myers, FL	3.0	2.5	1854	$3,000	$1.62	23d	1	1.19mi
2745 1st St #1006 Fort Myers, FL	3.0	2.0	1721	$2,500	$1.45	23d	1	1.19mi
3000 Oasis Grand Blvd Unit LPH1 Fort Myers, FL	3.0	2.5	1584	$5,000	$3.16	15d	1	1.19mi
3040 Oasis Grand Blvd Fort Myers, FL	1.0–4.0	1.0–2.0	1444	$3,759	$2.60	1d	68	1.22mi
2330 Union St Fort Myers, FL	3.0	1.0–2.0	951	$3,714	$3.90	3d	27	1.25mi

Listing history 31 events

1. 2026-06-17
   days on market $235,000 Active 42 DOM
2. 2026-06-16
   days on market $235,000 Active 41 DOM
3. 2026-06-15
   days on market $235,000 Active 40 DOM
4. 2026-06-13
   days on market $235,000 Active 38 DOM
5. 2026-06-10
   days on market $235,000 Active 35 DOM
6. 2026-06-09
   days on market $235,000 Active 34 DOM
7. 2026-06-08
   days on market $235,000 Active 33 DOM
8. 2026-06-07
   days on market $235,000 Active 32 DOM
9. 2026-06-03
   days on market $235,000 Active 28 DOM
10. 2026-06-02
    days on market $235,000 Active 27 DOM
11. 2026-06-01
    days on market $235,000 Active 26 DOM
12. 2026-05-31
    days on market $235,000 Active 25 DOM
13. 2026-05-19
    price $245,000
14. 2026-05-06
    listed $250,000 Active
15. 2016-07-06
    soldstatus $71,000
16. 2016-07-05
    price $71,000 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

17. 2016-07-01
    price $75,500 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

18. 2016-07-01
    soldstatus $71,000 Sold 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

19. 2016-06-10
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

20. 2016-04-12
    listed $75,500 Active 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! Nice 4/2, 1,872 sq. ft Duplex with tenants in place! Built in 1981, each unit has central a/c & heat, 2 bedrooms 1 Bath, 936 sq. ft under air. Get it while its HOT and start making money right away!

21. 2015-11-19
    historical
22. 2015-09-17
    price $76,000
23. 2015-05-25
    listed $79,000 Active
24. 2011-03-24
    soldstatus $32,500
25. 2011-03-11
    soldstatus $32,500
26. 2011-02-15
    price $38,000
27. 2009-07-24
    soldstatus $6,500
28. 2009-06-21
    price $11,000
29. 2006-07-10
    soldstatus $132,800
30. 2006-07-10
    soldstatus $132,800
31. 1988-06-16
    soldstatus $22,000

ⓘ 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: $3,920 · $327/mo
• Projected year-2 tax: $3,920 · $327/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $37,056
• − Mortgage interest: −$13,164
• − Property taxes: −$3,920
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,964
• − Management: −$2,964
• − Depreciation: −$6,836
• Taxable income: $6,032
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $7,943/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): 27,943
• Household income: $52,586
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2324.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% Hispanic / Latino 30% White 28% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 7% Dominican 1%
• Common ancestry: Estonian 3% Hispanic 1% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -95.73%
• Current HPI: 243.2657
• Rent YoY: ▼ -4.30%
• 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

+1013.6% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $245,000 FORTMLS
• 2026-05-06 Listed $250,000 FORTMLS
• 2016-07-06 Sold (Public Records) $71,000 Public Records
• 2016-07-05 Price Changed $71,000 FORTMLS
• 2016-07-01 Sold (MLS) $71,000 FORTMLS
• 2016-07-01 Price Changed $75,500 FORTMLS
• 2016-06-10 Pending — FORTMLS
• 2016-04-12 Listed $75,500 FORTMLS
• 2015-11-19 Listing Removed — FORTMLS
• 2015-09-17 Price Changed $76,000 FORTMLS
• 2015-05-25 Listed $79,000 FORTMLS
• 2011-03-24 Sold (Public Records) $32,500 Public Records
• 2011-03-11 Sold (MLS) $32,500 FORTMLS
• 2011-02-15 Price Changed $38,000 FORTMLS
• 2009-07-24 Sold (MLS) $6,500 FORTMLS
• 2009-06-21 Price Changed $11,000 FORTMLS
• 2006-07-10 Sold (Public Records) $132,800 Public Records
• 2006-07-10 Sold (Public Records) $132,800 Public Records
• 1988-06-16 Sold (Public Records) $22,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,920 · +8.8% YoY. Source: county tax records.