11225 Rabun Gap Dr NW · North Fort Myers, FL 33917

$425,000

4 bd · 2.0 ba · 2,162 sqft · SingleFamily public records · 230 Days on market

Built 1989 0.35 ac lot Est $577k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Short Sale subject to existing lender's approval which could result in delays. This is a very spacious floorplan, with 4 bedrooms, 2 full baths and a 2 car garage. The home has an oversized lot with an extra driveway for parking. Surrounded by nice homes on a quiet neighborhood in Timberbend subdivision, close to I-75, great location. Don't miss the opportunity to own this home, call today for an appointment. This is a SHORT SALE, subject to lender's approval and may have time constraints. This property is sold AS IS with right to inspect.

Key facts

• Potential patio area
• Spacious lot
• City water

Tags

• SPACIOUS LOT
• AMPLE SPACE
• POTENTIAL PATIO AREA
• CITY WATER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association covers cable TV, road maintenance, trash and water; association fee listed as $0

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Faces southeast; Resale property
• Construction: Block and concrete construction; Shingle roof; Built on foundation
• Exterior features: Fence; Fruit trees; Open porch

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Den
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Single-hung windows with shutters; Wheelchair access; Built-in features; Bedroom on main level; Separate/formal dining room; Family/dining room; Living/dining room; Pantry; Shower only (separate shower); Walk-in closets; Split bedrooms; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $63 ($754/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (14.4% below list).
• Recommended offer: $364k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% 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 rising (+2.6%/yr); 846 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,637/mo this rent would consume 79% of the median local household income ($55k/yr) (locally 775% 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 $3k of loan paydown is wiped out by about $13k 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 230 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; list at $425k implies a 263% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,742 (14.4% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $577,254
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11183 Rabun Gap Dr	0.05mi	3/2.0 (-1)	1,970 (-9%)	15mo	$550,000	$279	65
18101 Palm Creek Dr	0.65mi	3/2.0 (-1)	2,101 (-3%)	7mo	$562,000	$267	54
17588 Saddleback Loop	0.71mi	4/3.0	2,032 (-6%)	10mo	$389,000	$191	44

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-66,238
• Equity at exit: $63,369

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-58,112
• Equity at exit: $36,746

Cash invested: $119,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,637 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$405 /mo · $4,859/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $63

Break-even live

Break-even rent $3,558

Max offer price $425,000

Occupancy floor 93%

Sensitivity live

Price	-10% $303	-5% $183	+0% $63	+5% $-57	+10% $-178
Rent	-10% $-225	-5% $-81	+0% $63	+5% $207	+10% $350
Rate	-1.0pp $277	-0.5pp $171	base $63	+0.5pp $-47	+1.0pp $-159

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3111 Cottonwood Bnd #1704 Fort Myers, FL	3.0	2.5	1833	$3,000	$1.64	25d	1	1.47mi
3181 Cottonwood Bnd #901 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	25d	1	1.48mi

Listing history 20 events

1. 2026-06-22
   days on market $425,000 Active 230 DOM
2. 2026-06-17
   days on market $425,000 Active 226 DOM
3. 2026-06-16
   days on market $425,000 Active 225 DOM
4. 2026-06-16
   days on market $425,000 Active 224 DOM
5. 2026-06-13
   days on market $425,000 Active 222 DOM
6. 2026-06-09
   days on market $425,000 Active 218 DOM
7. 2026-06-07
   days on market $425,000 Active 216 DOM
8. 2026-06-02
   days on market $425,000 Active 211 DOM
9. 2026-06-01
   days on market $425,000 Active 210 DOM
10. 2026-06-01
    days on market $425,000 Active 209 DOM
11. 2025-11-03
    listed $425,000 Active
12. 2011-01-04
    soldstatus $117,000
13. 2010-12-03
    price $124,900 556-char remark

    Show marketing remark (556 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. This is a very spacious floorplan, with 4 bedrooms, 2 full baths and a 2 car garage. The home has an oversized lot with an extra driveway for parking. Surrounded by nice homes on a quiet neighborhood in Timberbend subdivision, close to I-75, great location. Don't miss the opportunity to own this home, call today for an appointment. This is a SHORT SALE, subject to lender's approval and may have time constraints. This property is sold AS IS with right to inspect.

14. 2010-11-29
    soldstatus $117,000 556-char remark

    Show marketing remark (556 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. This is a very spacious floorplan, with 4 bedrooms, 2 full baths and a 2 car garage. The home has an oversized lot with an extra driveway for parking. Surrounded by nice homes on a quiet neighborhood in Timberbend subdivision, close to I-75, great location. Don't miss the opportunity to own this home, call today for an appointment. This is a SHORT SALE, subject to lender's approval and may have time constraints. This property is sold AS IS with right to inspect.

15. 2005-09-22
    soldstatus $270,000
16. 2005-09-18
    soldstatus $270,000 268-char remark

    Show marketing remark (268 chars)

    Really Nice & Hard To Find 4 Bedroom On Oversized Lot, Hardwood Floors, Ceramic Tile, Stainless Appliances, Vaulted Ceilings, Split Plan And Beautiful Well Cared Deed Restricted Neighborhood. Easy Access To I75, And A Great Price * Don't Let This One Slip Away

17. 2005-08-30
    price $279,900 268-char remark

    Show marketing remark (268 chars)

    Really Nice & Hard To Find 4 Bedroom On Oversized Lot, Hardwood Floors, Ceramic Tile, Stainless Appliances, Vaulted Ceilings, Split Plan And Beautiful Well Cared Deed Restricted Neighborhood. Easy Access To I75, And A Great Price * Don't Let This One Slip Away

18. 2002-10-30
    soldstatus $137,000
19. 1999-01-19
    soldstatus $104,000
20. 1995-07-11
    soldstatus $100,000

ⓘ 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: $4,859 · $405/mo
• Projected year-2 tax: $4,859 · $405/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $43,649
• − Mortgage interest: −$23,807
• − Property taxes: −$4,859
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,492
• − Management: −$3,492
• − Depreciation: −$12,364
• Taxable loss: −$6,489
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $2,311/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

+325.0% since first listed

10 events — show timeline

• 2025-11-03 Listed $425,000 FORTMLS
• 2011-01-04 Sold (Public Records) $117,000 Public Records
• 2010-12-03 Price Changed $124,900 FORTMLS
• 2010-11-29 Sold (MLS) $117,000 FORTMLS
• 2005-09-22 Sold (Public Records) $270,000 Public Records
• 2005-09-18 Sold (MLS) $270,000 FORTMLS
• 2005-08-30 Price Changed $279,900 FORTMLS
• 2002-10-30 Sold (Public Records) $137,000 Public Records
• 1999-01-19 Sold (Public Records) $104,000 Public Records
• 1995-07-11 Sold (Public Records) $100,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,859 · +8.4% YoY. Source: county tax records.