2828 Jackson St Unit C5 · Fort Myers, FL 33901

$99,000

2 bd · 2.0 ba · 1,030 sqft · Condo public records · 27 Days on market

Built 1971 $135/mo HOA · 9% of rent

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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 +26.9/30.0
• 1% rule +9.4/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's an outstanding opportunity! This condo comes with a month-to-month tenant already in place. It's a charming 2-bedroom unit with a den, 2 baths, and 1,030 sq. ft. of comfortable living space. Situated in a welcoming community, this upstairs unit boasts a convenient parking space, community pool, library, shuffleboard, and common laundry facilities. Located near US 41, it offers easy access to shopping, dining, and entertainment. Inside, discover a smart layout with a split bedroom plan, a spacious living/dining room, a versatile den perfect for a TV room, craft area, or home office, and a delightful screened lanai. Don't miss out on this fantastic investment opportunity! Contact us today to schedule a private showing.

Key facts

• Easy access
• Clubhouse
• Natural light

Tags

• NATURAL LIGHT
• SPACIOUS LIVING AREAS
• WELL-APPOINTED KITCHEN
• CLUBHOUSE
• ASSIGNED PARKING
• EASY ACCESS

Property features AI

Finance

• Other: Part of a complex with 96 units; 8 units in the building; 2 units per floor; 2 floors
• HOA & community: Mandatory HOA; Quarterly HOA fee ($404); Annual recurring fees total $1,616; one-time fees $150; Professional management; HOA maintenance covers laundry facilities, legal/accounting, master association fee; Community amenities include BBQ/picnic area, community pool, community room

Exterior

• Parking: 1 assigned parking space; Guest parking
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise condominium (1–3 stories); 2-story building; Rear exposure to the west; Located in Villa Capri Condominium
• Construction: Concrete block construction; Built in 1971; Built-up/flat and shingle roofs; Stucco finish
• Exterior features: Stucco exterior; Single-hung windows; Landscaped area view; Central irrigation; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Breakfast bar
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Zoned schools: Fort Myers High School (math 44% / reading 65%, grade C-, #138 of 667 statewide, top 21%, 1,902 students, 32% FRL) — zoned schools average 32% FRL vs 57% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.2%/yr); 286 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).
• This rent runs 33% of the median local income ($52k/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 $684 of loan paydown is wiped out by about $3k 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 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.44% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 5.8

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,643
• Equity at exit: $14,761

10-year hold

• IRR: 2.7%
• Equity multiple: 1.16×
• Total profit: $4,508
• Equity at exit: $8,560

Cash invested: $27,720 (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 33901

• Home prices YoY: -25.9%
• Rents YoY: -3.2%
• Active inventory: 286
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$519
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$41
• HOA: −$135
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $274

Break-even live

Break-even rent $1,082

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $330	-5% $302	+0% $274	+5% $246	+10% $218
Rent	-10% $161	-5% $218	+0% $274	+5% $331	+10% $387
Rate	-1.0pp $324	-0.5pp $299	base $274	+0.5pp $249	+1.0pp $222

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2828 Jackson St Fort Myers, FL	2.0	2.0	1159	$1,438	$1.24	3d	5	0.07mi
2920 Jackson St Fort Myers, FL	2.0	1.5	980	$1,200	$1.22	3d	1	0.10mi
2944 Jackson St Fort Myers, FL	2.0	1.0	796	$1,099	$1.38	24d	1	0.11mi
2817 Jackson St Fort Myers, FL	3.0	2.0	1200	$2,200	$1.83	24d	1	0.14mi
2105 Canal St Unit 3 Fort Myers, FL	1.0	1.0	750	$895	$1.19	3d	1	0.16mi
2310 Maple Ave Fort Myers, FL	2.0	1.0	750	$1,250	$1.67	3d	1	0.17mi
2320 Maple Ave Fort Myers, FL	2.0	2.0	861	$1,300	$1.51	3d	1	0.18mi
2119-2123 Hanson St Fort Myers, FL	2.0	1.0	850	$1,150	$1.35	24d	1	0.19mi
2039 Kurtz St Fort Myers, FL	2.0	1.0	810	$1,200	$1.48	11d	1	0.20mi
2408 Linhart Ave Fl , USA Fort Myers, FL	2.0	1.0	792	$1,175	$1.48	24d	1	0.26mi
2811-2845 Central Ave Fort Myers, FL	2.0	1.0	798	$1,395	$1.75	24d	1	0.27mi
2405 Hanson St Fort Myers, FL	2.0	1.0	882	$1,125	$1.28	2d	2	0.29mi
2950 Royal Palm Ave Fort Myers, FL	2.0	1.0	732	$1,522	$2.08	24d	1	0.30mi
2771 Royal Palm Ave Fort Myers, FL	1.0	1.0	700	$1,125	$1.61	24d	1	0.34mi
2148 Dora St Unit 12 Fort Myers, FL	2.0	1.0	912	$1,350	$1.48	24d	1	0.38mi
2349 South St Fort Myers, FL	2.0	1.0	830	$1,499	$1.81	3d	1	0.39mi
2349 South St Fort Myers, FL	2.0	1.0	830	$1,499	$1.81	24d	1	0.39mi
2155 Franklin St Fort Myers, FL	2.0	1.0	808	$1,149	$1.42	24d	1	0.47mi
2147 Franklin St Unit 2155 Fort Myers, FL	2.0	1.0	808	$1,149	$1.42	24d	1	0.48mi
1915 Braman Ave Unit 08 Fort Myers, FL	1.0	1.0	800	$1,050	$1.31	14d	1	0.49mi
1915 Braman Ave Unit 05 Fort Myers, FL	2.0	1.0	850	$1,150	$1.35	16d	1	0.49mi
2525 Royal Palm Ave Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	0.52mi
2524 Congress St Unit 7 Fort Myers, FL	2.0	1.0	928	$1,400	$1.51	24d	1	0.52mi
1825 Oak Ln Fort Myers, FL	1.0	1.0	1000	$1,095	$1.09	24d	1	0.53mi
2505 Royal Palm Ave Fort Myers, FL	2.0	1.0	750	$1,475	$1.97	24d	1	0.55mi
2324 Grand Ave Fort Myers, FL	1.0	1.0	700	$995	$1.42	24d	1	0.63mi
2922 McCann St Fort Myers, FL	3.0	2.0	1323	$2,550	$1.93	24d	1	0.63mi
1942 Passaic Ave Apt 8 Fort Myers, FL	2.0	1.0	750	$995	$1.33	24d	1	0.64mi
1935 Ricardo Ave Fort Myers, FL	2.0	1.0	810	$895	$1.10	11d	1	0.68mi
2315 Central Ave Fort Myers, FL	2.0	1.0–1.5	635	$1,650	$2.60	24d	1	0.69mi
1661 Coronado Rd Fort Myers, FL	3.0	2.0	1144	$3,000	$2.62	24d	1	0.72mi
2408 Euclid Ave Fort Myers, FL	3.0	2.0	1347	$3,975	$2.95	24d	1	0.74mi
1849 Maravilla Ave Fort Myers, FL	2.0	2.0	956	$1,375	$1.44	2d	2	0.77mi
2330 Hoople St Fort Myers, FL	3.0	2.0	1250	$1,750	$1.40	16d	1	0.77mi
1840 Lafayette St #4 Fort Myers, FL	2.0	1.0	740	$1,100	$1.49	24d	1	0.79mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	785	$1,290	$1.64	3d	8	0.82mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	809	$1,290	$1.59	15d	9	0.82mi
2643-2651 Lafayette St Unit 2649 Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	24d	1	0.88mi
1535 Ransom St Fort Myers, FL	3.0	2.0	1104	$2,400	$2.17	24d	1	0.88mi
33 Broadway Cir Fort Myers, FL	3.0	2.0	1122	$1,800	$1.60	16d	1	0.89mi

HOA detail condo

• Monthly dues: $135 · $1,620/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-17
   days on market $99,000 Active 27 DOM
2. 2026-06-16
   days on market $99,000 Active 26 DOM
3. 2026-06-15
   days on market $99,000 Active 25 DOM
4. 2026-06-13
   days on market $99,000 Active 23 DOM
5. 2026-06-10
   days on market $99,000 Active 20 DOM
6. 2026-06-09
   days on market $99,000 Active 19 DOM
7. 2026-06-08
   days on market $99,000 Active 18 DOM
8. 2026-06-07
   days on market $99,000 Active 17 DOM
9. 2026-06-03
   days on market $99,000 Active 13 DOM
10. 2026-06-02
    days on market $99,000 Active 12 DOM
11. 2026-06-01
    days on market $99,000 Active 11 DOM
12. 2026-05-31
    days on market $99,000 Active 10 DOM
13. 2026-05-21
    listed $99,000 Active
14. 2026-01-16
    historical
15. 2025-08-11
    historical $1,495
16. 2025-08-10
    price $99,000
17. 2025-08-04
    status Active
18. 2025-08-01
    historical
19. 2025-07-23
    listed $1,495
20. 2025-03-20
    listed $119,000 Active
21. 2024-03-23
    historical $1,600
22. 2024-03-02
    listed $1,600
23. 2024-02-06
    historical $1,650
24. 2024-01-20
    listed $1,650
25. 2024-01-19
    soldstatus $122,000 Closed 733-char remark

    Show marketing remark (733 chars)

    Here's an outstanding opportunity! This condo comes with a month-to-month tenant already in place. It's a charming 2-bedroom unit with a den, 2 baths, and 1,030 sq. ft. of comfortable living space. Situated in a welcoming community, this upstairs unit boasts a convenient parking space, community pool, library, shuffleboard, and common laundry facilities. Located near US 41, it offers easy access to shopping, dining, and entertainment. Inside, discover a smart layout with a split bedroom plan, a spacious living/dining room, a versatile den perfect for a TV room, craft area, or home office, and a delightful screened lanai. Don't miss out on this fantastic investment opportunity! Contact us today to schedule a private showing.

26. 2024-01-18
    soldstatus $122,000
27. 2023-12-21
    status Pending 733-char remark

    Show marketing remark (733 chars)

    Here's an outstanding opportunity! This condo comes with a month-to-month tenant already in place. It's a charming 2-bedroom unit with a den, 2 baths, and 1,030 sq. ft. of comfortable living space. Situated in a welcoming community, this upstairs unit boasts a convenient parking space, community pool, library, shuffleboard, and common laundry facilities. Located near US 41, it offers easy access to shopping, dining, and entertainment. Inside, discover a smart layout with a split bedroom plan, a spacious living/dining room, a versatile den perfect for a TV room, craft area, or home office, and a delightful screened lanai. Don't miss out on this fantastic investment opportunity! Contact us today to schedule a private showing.

28. 2023-12-11
    listed $130,000 Active 733-char remark

    Show marketing remark (733 chars)

    Here's an outstanding opportunity! This condo comes with a month-to-month tenant already in place. It's a charming 2-bedroom unit with a den, 2 baths, and 1,030 sq. ft. of comfortable living space. Situated in a welcoming community, this upstairs unit boasts a convenient parking space, community pool, library, shuffleboard, and common laundry facilities. Located near US 41, it offers easy access to shopping, dining, and entertainment. Inside, discover a smart layout with a split bedroom plan, a spacious living/dining room, a versatile den perfect for a TV room, craft area, or home office, and a delightful screened lanai. Don't miss out on this fantastic investment opportunity! Contact us today to schedule a private showing.

29. 2021-09-13
    soldstatus $90,000
30. 2021-09-10
    soldstatus $90,000 Closed
31. 2021-08-03
    status Pending
32. 2021-07-23
    price $92,500
33. 2021-04-30
    listed $93,500 Active
34. 2013-05-20
    soldstatus $28,950
35. 2012-08-21
    soldstatus $26,600
36. 2012-07-19
    price $31,900
37. 2011-06-27
    soldstatus $12,500
38. 2004-05-26
    soldstatus $49,000
39. 2004-05-14
    soldstatus $49,000
40. 2004-04-02
    price $49,900
41. 2001-06-26
    soldstatus $27,500
42. 1971-12-01
    soldstatus $20,000

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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: $17,154
• − Mortgage interest: −$5,546
• − Property taxes: −$1,917
• − Insurance: −$495
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − HOA: −$1,620
• − Depreciation: −$2,880
• Taxable income: $1,952
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,822/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): 24,481
• Household income: $51,816
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 22% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 7% Estonian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 18% French/Haitian/Cajun 8% Other Indo-European 4%

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: ▼ -108.70%
• Current HPI: 311.8283
• Rent YoY: ▼ -3.23%
• 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

+395.0% since first listed

30 events — show timeline

• 2026-05-21 Listed $99,000 NAPLESMLS
• 2026-01-16 Listing Removed — FORTMLS
• 2025-08-11 Rental Removed $1,495 FORTMLS
• 2025-08-10 Price Changed $99,000 FORTMLS
• 2025-08-04 Relisted — FORTMLS
• 2025-08-01 Listing Removed — FORTMLS
• 2025-07-23 Listed for Rent $1,495 FORTMLS
• 2025-03-20 Listed $119,000 FORTMLS
• 2024-03-23 Rental Removed $1,600 FORTMLS
• 2024-03-02 Listed for Rent $1,600 FORTMLS
• 2024-02-06 Rental Removed $1,650 FORTMLS
• 2024-01-20 Listed for Rent $1,650 FORTMLS
• 2024-01-19 Sold (MLS) $122,000 FORTMLS
• 2024-01-18 Sold (Public Records) $122,000 Public Records
• 2023-12-21 Pending — FORTMLS
• 2023-12-11 Listed $130,000 FORTMLS
• 2021-09-13 Sold (Public Records) $90,000 Public Records
• 2021-09-10 Sold (MLS) $90,000 FORTMLS
• 2021-08-03 Pending — FORTMLS
• 2021-07-23 Price Changed $92,500 FORTMLS
• 2021-04-30 Listed $93,500 FORTMLS
• 2013-05-20 Sold (Public Records) $28,950 Public Records
• 2012-08-21 Sold (MLS) $26,600 FORTMLS
• 2012-07-19 Price Changed $31,900 FORTMLS
• 2011-06-27 Sold (MLS) $12,500 FORTMLS
• 2004-05-26 Sold (Public Records) $49,000 Public Records
• 2004-05-14 Sold (MLS) $49,000 FORTMLS
• 2004-04-02 Price Changed $49,900 FORTMLS
• 2001-06-26 Sold (Public Records) $27,500 Public Records
• 1971-12-01 Sold (Public Records) $20,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,917 · +0.8% YoY. Source: county tax records.