2505 Henderson Ave · Fort Myers, FL 33916

$160,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 197 Days on market

Built 1967 10,454 sqft lot Est $219k · 27% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks MLS

BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

Key facts

• 0.24 acre lot
• Parking
• Built 1967

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee listed

Exterior

• Parking: Attached carport (1 covered space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable not available; Municipal irrigation source
• Home design: Single-story; Resale property; Faces west; RS-7 zoning
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: No notable exterior amenities listed; Rectangular lot; East exposure

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bathtub; Closet cabinetry; Living/dining room; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 20d 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 43% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 197 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $160k implies a 60% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $219,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 Dora St	0.30mi	4/2.0 (+1)	1,020 (+2%)	11mo	$120,000	$118	64
2510 Jean Marie Ct	0.61mi	3/2.0	1,144 (+14%)	15mo	$250,000	$219	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,355
• Equity at exit: $23,857

10-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $5,392
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $394

Break-even live

Break-even rent $1,402

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3341 Willard St Fort Myers, FL	4.0	2.0	1257	$2,500	$1.99	16d	1	0.12mi
3417 South St Fort Myers, FL	3.0	2.0	1008	$1,695	$1.68	24d	1	0.19mi
3217 Jeffcott St Unit 1 Fort Myers, FL	2.0	1.0	825	$1,550	$1.88	3d	1	0.19mi
3425 South St Fort Myers, FL	3.0	1.0	1132	$1,395	$1.23	3d	1	0.20mi
3141 Edison Ave Fort Myers, FL	4.0	1.0	1136	$1,500	$1.32	24d	1	0.21mi
3306 Bassie Ct Fort Myers, FL	4.0	2.0	1257	$2,100	$1.67	24d	1	0.26mi
2218 Quality Life Center Way Fort Myers, FL	4.0	2.0	1257	$2,250	$1.79	24d	1	0.40mi
2225 Carver Ave Fort Myers, FL	3.0	2.0	1193	$2,200	$1.84	24d	1	0.44mi
4051 Regata Way Fort Myers, FL	1.0–3.0	1.0–2.0	987	$2,021	$2.05	3d	34	0.44mi
2147 Pauldo St Fort Myers, FL	3.0	2.0	1088	$1,395	$1.28	24d	1	0.50mi
2987 Thomas St Fort Myers, FL	3.0	2.0	1200	$2,100	$1.75	21d	1	0.52mi
3034 Price Ave Fort Myers, FL	3.0	2.0	1367	$2,100	$1.54	3d	1	0.58mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.59mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.59mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.59mi
2103 French St Unit 2 Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	24d	1	0.59mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1111	$2,300	$2.07	3d	1	0.60mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1285	$2,300	$1.79	16d	1	0.60mi
3040 Douglas Ave Unit 3042 Fort Myers, FL	2.0	1.0	800	$1,150	$1.44	3d	1	0.62mi
2188 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.64mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.69mi
2197 Davis Ct Fort Myers, FL	4.0	2.0	1257	$2,450	$1.95	3d	1	0.70mi
3216 Dale St Fort Myers, FL	2.0	1.0	886	$1,650	$1.86	3d	1	0.77mi
1919 Lillie St Unit F Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	16d	1	0.82mi
1919 Lillie St Unit H Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	24d	1	0.83mi
2643-2651 Lafayette St Unit 2649 Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	24d	1	0.83mi
2651 Market St Fort Myers, FL	3.0	2.0	1184	$1,295	$1.09	24d	1	0.88mi
2627 Saint Charles St Fort Myers, FL	4.0	2.0	1400	$1,850	$1.32	14d	1	0.88mi
2649 Market St Unit 2651 Fort Myers, FL	3.0	2.0	1184	$1,250	$1.06	19d	1	0.88mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	3d	1	1.05mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	14d	1	1.05mi
2505 Royal Palm Ave Fort Myers, FL	2.0	1.0	750	$1,475	$1.97	24d	1	1.05mi
2525 Royal Palm Ave Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	1.05mi
3700 Wolf Liam DR Fort Myers, FL	1.0–3.0	1.0–2.0	1067	$2,052	$1.92	3d	225	1.08mi
3920 Mina Cir Fort Myers, FL	1.0–3.0	1.0–2.0	992	$2,570	$2.59	3d	39	1.09mi
4220 Coasterra DR Fort Myers, FL	1.0–3.0	1.0–2.5	1072	$2,569	$2.40	3d	10	1.09mi
1775 Glenway Ct Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	1.09mi
2315 Central Ave Fort Myers, FL	2.0	1.0–1.5	635	$1,650	$2.60	24d	1	1.12mi
3323 Michigan Ave Fort Myers, FL	3.0	2.0	1029	$1,600	$1.55	21d	1	1.14mi
2656 Lime St Fort Myers, FL	4.0	2.0	1232	$1,700	$1.38	3d	1	1.15mi

Listing history 42 events

1. 2026-06-17
   days on market $160,000 Active 197 DOM
2. 2026-06-16
   days on market $160,000 Active 196 DOM
3. 2026-06-16
   days on market $160,000 Active 195 DOM
4. 2026-06-13
   days on market $160,000 Active 193 DOM
5. 2026-06-09
   days on market $160,000 Active 189 DOM
6. 2026-06-07
   days on market $160,000 Active 187 DOM
7. 2026-06-02
   days on market $160,000 Active 182 DOM
8. 2026-06-01
   days on market $160,000 Active 181 DOM
9. 2026-06-01
   days on market $160,000 Active 180 DOM
10. 2026-03-10
    price $160,000
11. 2025-12-02
    listed $170,000 Active
12. 2020-05-29
    soldstatus $99,800 Closed 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

13. 2020-05-22
    soldstatus $99,800
14. 2020-03-27
    status Pending 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

15. 2020-03-20
    status Active 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

16. 2020-03-17
    status Pending 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

17. 2020-03-04
    status Active 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

18. 2020-03-03
    status Pending 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

19. 2020-01-25
    price $99,800 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

20. 2020-01-02
    listed $110,000 Active 860-char remark

    Show marketing remark (860 chars)

    BEAUTIFULLY UPDATED and MOVE-IN READY! Call today to schedule your private showing of this 3 bedroom, 1 bath home with 1000 sq ft under air and attached 1 car carport! Your new home offers spacious great room with living/dining areas, plus NEW TILE FLOORS throughout the entire home! NEW kitchen with shaker cabinets, lots of cabinet space, bar that opens to dining area, plus refrigerator, dishwasher, range and microwave. NEW updates include fresh interior/exterior paint (plus new soffit), hot water heater, AC and toilet. Roof is only 4 years old! Located on an oversized, corner lot! This home is perfect for a first-time home buyer or investor looking for a home that will offer immediate cash flow. Easy access to Fort Myers River District and close to I-75. At this price, it's time to MOVE! Please be sure to check out the attached 3D Matterport Tour!

21. 2019-12-11
    status Active
22. 2019-12-10
    historical
23. 2019-11-29
    status Pending
24. 2019-11-05
    status Active
25. 2019-11-03
    historical
26. 2019-10-08
    price $110,000
27. 2019-08-30
    price $115,000
28. 2019-07-05
    listed $117,900 Active
29. 2019-04-26
    soldstatus $65,000
30. 2019-04-24
    soldstatus $63,000 Sold
31. 2019-04-07
    status Pending
32. 2019-02-05
    listed $89,000 Active
33. 2018-05-29
    soldstatus $90,000
34. 2017-09-22
    historical
35. 2017-08-17
    price $78,500
36. 2017-08-17
    status Active
37. 2017-04-14
    status Pending With Contingencies
38. 2016-07-05
    listed $69,900 Active
39. 2006-01-30
    soldstatus $96,200
40. 2005-03-25
    soldstatus $33,000
41. 2005-02-23
    price $35,000
42. 1967-03-01
    soldstatus $9,800

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 · 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: $22,815
• − Mortgage interest: −$8,962
• − Property taxes: −$2,424
• − Insurance: −$800
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$4,655
• Taxable income: $2,324
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $4,174/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

+1532.7% since first listed

33 events — show timeline

• 2026-03-10 Price Changed $160,000 FORTMLS
• 2025-12-02 Listed $170,000 FORTMLS
• 2020-05-29 Sold (MLS) $99,800 FORTMLS
• 2020-05-22 Sold (Public Records) $99,800 Public Records
• 2020-03-27 Pending — FORTMLS
• 2020-03-20 Relisted — FORTMLS
• 2020-03-17 Pending — FORTMLS
• 2020-03-04 Relisted — FORTMLS
• 2020-03-03 Pending — FORTMLS
• 2020-01-25 Price Changed $99,800 FORTMLS
• 2020-01-02 Listed $110,000 FORTMLS
• 2019-12-11 Relisted — FORTMLS
• 2019-12-10 Listing Removed — FORTMLS
• 2019-11-29 Pending — FORTMLS
• 2019-11-05 Relisted — FORTMLS
• 2019-11-03 Listing Removed — FORTMLS
• 2019-10-08 Price Changed $110,000 FORTMLS
• 2019-08-30 Price Changed $115,000 FORTMLS
• 2019-07-05 Listed $117,900 FORTMLS
• 2019-04-26 Sold (Public Records) $65,000 Public Records
• 2019-04-24 Sold (MLS) $63,000 FORTMLS
• 2019-04-07 Pending — FORTMLS
• 2019-02-05 Listed $89,000 FORTMLS
• 2018-05-29 Sold (Public Records) $90,000 Public Records
• 2017-09-22 Listing Removed — FORTMLS
• 2017-08-17 Price Changed $78,500 FORTMLS
• 2017-08-17 Relisted — FORTMLS
• 2017-04-14 Pending — FORTMLS
• 2016-07-05 Listed $69,900 FORTMLS
• 2006-01-30 Sold (Public Records) $96,200 Public Records
• 2005-03-25 Sold (MLS) $33,000 FORTMLS
• 2005-02-23 Price Changed $35,000 FORTMLS
• 1967-03-01 Sold (Public Records) $9,800 Public Records

Property tax history

+12.9%/yr

Latest (2025): $2,424 · -0.2% YoY. Source: county tax records.