11175 Callaway Greens Dr · Gateway, FL 33913

$490,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 10 Days on market

Built 1999 10,846 sqft lot Est $530k · 7% under $460/mo HOA · 9% of rent

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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 +17.8/30.0
• ARV discount +10.9/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Magnificent Waterfront Home With Full Extended Pool Lanai. Loads Ofupgrades Including Tile Throughout, Electric Rollsafe Shutters, Built-inoffice/Den And More. Price Includes A $30,000 Golf Equity Membership. (Limited To 375 Members. ) This Is A Fantastic House!

Key facts

• Gated community
• Vaulted ceiling
• Open floorplan

Tags

• GATED COMMUNITY
• PRIVATE OASIS
• OPEN FLOORPLAN
• VAULTED CEILING
• NATURAL LIGHT
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Community of 193 units
• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association with quarterly fee; Association covers management, cable TV, internet, irrigation water, grounds maintenance and security; Community amenities include pool, basketball court, dog park and sidewalks; Gated community

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces
• Security: Owned security system; Security gate with guard; Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story; Entry on level 1; Resale property; Faces southwest; Property in a PUD
• Construction: Block, concrete and stucco construction; Tile roof; Built on a concrete foundation
• Exterior features: Lanai/porch (screened); Sprinkler/irrigation system; Shutters (manual); Rectangular lot; Northeast exposure; Lake view / waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator; Breakfast bar; Pantry
• Bedrooms: Split bedroom layout
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower; Bathtub
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Bathtub; Dual sinks; Living/dining room; Pantry; Separate shower; Cable TV; Walk-in closet(s); Window treatments; Split bedrooms; Single-hung and sliding windows
• Laundry & utility: Washer and dryer included; Inside laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $490k).
• Cap rate 7.3% vs local median 3.5% in Gateway — 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 69/100 on livability (#477 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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.
• Market conditions: Rents flat; 811 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); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,374/mo this rent would consume 58% 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 $3k of loan paydown is wiped out by about $15k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $282k; list at $490k implies a 74% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $490,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $529,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11277 Callaway Greens Dr	0.07mi	3/2.0	1,660 (-9%)	3mo	$490,000	$295	80
11543 Golden Oak Ter	0.36mi	2/2.0 (-1)	1,917 (+5%)	1mo	$400,000	$209	69
12560 Lake Run Dr	0.47mi	3/2.0	1,931 (+6%)	4mo	$550,000	$285	64
11425 Shady Blossom Dr	0.28mi	4/3.0 (+1)	2,032 (+12%)	1mo	$550,000	$271	57
10614 Pistoia Dr	0.54mi	3/3.0	2,032 (+12%)	5mo	$745,000	$367	47
11148 Shady Lake Run	0.17mi	4/3.0 (+1)	2,032 (+12%)	21mo	$530,000	$261	46
11974 Westmoreland Way	0.67mi	3/2.0	1,574 (-14%)	1mo	$457,500	$291	45
12421 Eagle Pointe Cir	0.71mi	3/2.5	2,021 (+11%)	1mo	$350,000	$173	45
11591 Shady Blossom Dr	0.51mi	4/3.0 (+1)	2,032 (+12%)	3mo	$565,000	$278	45
10618 Pistoia Dr	0.53mi	4/3.0 (+1)	2,032 (+12%)	16mo	$727,500	$358	33
11849 Grand Isles Ln	0.64mi	4/3.0 (+1)	2,060 (+13%)	14mo	$708,500	$344	28
11855 Cantanzaro Ct	0.69mi	3/3.0	2,032 (+12%)	22mo	$595,000	$293	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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-67,187
• Equity at exit: $73,061

10-year hold

• IRR: -10.8%
• Equity multiple: 0.43×
• Total profit: $-77,880
• Equity at exit: $42,366

Cash invested: $137,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $5,374 high
• Mortgage (P&I): −$2,570
• Tax from tax record: −$608 /mo · $7,300/yr
• Insurance: −$204
• HOA: −$460
• Vacancy / Maint / Mgmt: −$1,129
• Net cashflow: $404

Break-even live

Break-even rent $4,863

Max offer price $490,000

Occupancy floor 87%

Sensitivity live

Price	-10% $681	-5% $542	+0% $404	+5% $265	+10% $126
Rent	-10% $-21	-5% $191	+0% $404	+5% $616	+10% $828
Rate	-1.0pp $650	-0.5pp $528	base $404	+0.5pp $277	+1.0pp $148

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: $122,500
• Closing costs: $14,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	24d	1	0.46mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	4d	1	0.48mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	4d	1	0.60mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	0.68mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.71mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	0.73mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	24d	1	0.76mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	15d	1	0.78mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	0.79mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	24d	1	0.80mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.90mi
12797 Vista Pine Cir Fort Myers, FL	4.0	2.0	2146	$2,705	$1.26	4d	1	0.93mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	0.94mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	24d	1	0.94mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	15d	1	0.95mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	4d	1	0.95mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	24d	1	0.96mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.96mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.96mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	24d	1	0.98mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	19d	1	0.98mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	24d	1	0.98mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	1.00mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	24d	1	1.06mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	1.12mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	24d	1	1.14mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	1.15mi
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	24d	1	1.16mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	1.17mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	24d	1	1.18mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	1.21mi
11082 Lakeland Cir Fort Myers, FL	3.0	2.0	1883	$2,095	$1.11	24d	1	1.21mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	1.21mi
11081 Lakeland Cir Fort Myers, FL	4.0	2.0	2136	$2,600	$1.22	24d	1	1.21mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	1.22mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	15d	1	1.22mi
11761 Pinewood Lakes Dr Fort Myers, FL	4.0	3.0	2528	$3,200	$1.27	4d	1	1.22mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	1.23mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	1.23mi
12469 Pebble Stone Ct Fort Myers, FL	4.0	3.0	2368	$2,750	$1.16	4d	1	1.25mi

HOA detail

• Monthly dues: $460 · $5,520/yr
• Likely covers: waterelectricpool

Listing history 8 events

1. 2026-06-18
   days on market $490,000 Active 10 DOM
2. 2026-06-17
   days on market $490,000 Active 9 DOM
3. 2026-06-16
   days on market $490,000 Active 8 DOM
4. 2026-06-15
   days on market $490,000 Active 7 DOM
5. 2026-06-13
   days on market $490,000 Active 5 DOM
6. 2026-06-10
   days on market $490,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $490,000 Active 1 DOM

ⓘ 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: $7,300 · $608/mo
• Projected year-2 tax: $7,300 · $608/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 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: $64,494
• − Mortgage interest: −$27,448
• − Property taxes: −$7,300
• − Insurance: −$2,450
• − Repairs & maintenance: −$5,160
• − Management: −$5,160
• − HOA: −$5,520
• − Depreciation: −$14,255
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $5,516/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 — Gateway

• Score: 69/100
• State rank: #477
• US rank: #8703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gateway, FL
• County: Lee County · 788,662 people
• 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

-94.6% since first listed

5 events — show timeline

• 2026-06-08 Listed $490,000 FORTMLS
• 2015-03-02 Price Changed $279,000 FORTMLS
• 2004-05-17 Sold (Public Records) $282,000 Public Records
• 2004-04-30 Sold (MLS) $282,000 FORTMLS
• 1982-11-01 Sold (Public Records) $9,000,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,300 · +2.8% YoY. Source: county tax records.