10800 Palazzo Way #105 · Fort Myers, FL 33913

$245,000

2 bd · 2.0 ba · 1,242 sqft · Condo public records · 43 Days on market

Built 2008 Good condition $197/sqft · 26% below area Est $331k · 26% under $974/mo HOA · 23% 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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an all-around great condo home in Pelican Preserve that's also an outstanding value? This move in ready turnkey home features the improved open Kitchen, Great Room and Lanai design built by WCI. Inside you'll find: a modern large kitchen island accented with granite tops. The spacious double-sided lanai feels like living in a corner unit with privacy and natural light to enjoy the park like setting. New water heater 10/20. The Palazzo neighborhood includes a private resort style pool, spa, BBQ area & bath house. Just a short ride away is the town center where your biggest decision of the day is what to do next from: organized tennis & Pickleball, staffed fitness & wellness, indoor pool & jogging track, 2 resort pools w/ outdoor drinks & dining, theater & concert pavilion, billiards, fishing, walking & biking trails, arts, crafts, woodshop, softball & opt. golf memberships. Just outside the community gates awaits a whole new world of activities: shopping, local restaurants, beaches & medical. The international airport is an easy 15-minute drive making short stays or picking up friends & family a snap, so you can spend more time being here not getting there!

Key facts

• Preserve views
• Community pool
• Screened lanai

Tags

• SCREENED LANAI
• PRESERVE VIEWS
• NEW A C
• NEW REFRIGERATOR
• PRIVATE STORAGE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% 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 flat; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,234/mo this rent would consume 46% of the median local household income ($110k/yr) — 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 43 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $185k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.73% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 4.8

CMA / ARV

• ARV (median comp): $331,247
• List price: $245,000
• Delta: -26.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10751 Palazzo Way #102	0.15mi	2/2.0	1,242 (0%)	1mo	$245,000	$197	93
10530 Amiata Way #405	1.39mi	2/2.0	1,245 (+0%)	0mo	$220,000	$177	64
11217 Suffield St	0.27mi	2/2.0	1,540 (+24%)	2mo	$350,000	$227	61
10970 Glenhurst St	1.05mi	2/2.0	1,272 (+2%)	2mo	$320,000	$252	60
10710 Ravenna Way #305	1.29mi	2/2.0	1,283 (+3%)	2mo	$259,000	$202	58
11104 Yellow Poplar Dr	0.94mi	3/2.0 (+1)	1,283 (+3%)	0mo	$300,000	$234	54
10125 Colonial Country Club Blvd #1701	0.96mi	2/2.0	1,331 (+7%)	1mo	$217,000	$163	52
10109 Colonial Country Club Blvd #2401	0.85mi	2/2.0	1,331 (+7%)	2mo	$230,000	$173	52
10894 Glenhurst St	1.09mi	2/2.0	1,355 (+9%)	1mo	$357,000	$263	49
10974 Callaway Greens Ct	0.64mi	2/2.0	1,526 (+23%)	1mo	$390,000	$256	44
9653 Hemingway Ln #3310	1.36mi	2/2.0	1,422 (+14%)	0mo	$210,000	$148	41
12020 Champions Green Way #112	1.02mi	2/2.0	1,056 (-15%)	4mo	$220,000	$208	36

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-9,198
• Equity at exit: $36,530

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $4,727
• Equity at exit: $21,183

Cash invested: $68,600 (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 →

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Median asking: $279,900 ($214/sqft)
• Median days on market: 131 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +24.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 1081
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,234 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$345 /mo · $4,135/yr
• Insurance: −$102
• HOA: −$974
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $640

Break-even live

Break-even rent $3,425

Max offer price $245,000

Occupancy floor 80%

Sensitivity live

Price	-10% $778	-5% $709	+0% $640	+5% $570	+10% $501
Rent	-10% $305	-5% $472	+0% $640	+5% $807	+10% $974
Rate	-1.0pp $763	-0.5pp $702	base $640	+0.5pp $576	+1.0pp $512

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: $61,250
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10800 Palazzo Way Fort Myers, FL	2.0	2.0	1242	$4,900	$3.95	3d	2	0.02mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	119d	1	0.05mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	119d	1	0.07mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	119d	1	0.16mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$2,800	$2.23	7d	1	0.20mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$2,600	$2.07	0d	2	0.20mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	117d	1	0.24mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	119d	1	0.64mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	119d	1	0.66mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	119d	1	0.66mi
10457 Materita Dr Fort Myers, FL	2.0	2.0	1348	$2,300	$1.71	71d	1	0.67mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	99d	1	0.68mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	119d	1	0.68mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	117d	1	0.70mi
10541 Diamante Way Fort Myers, FL	2.0	2.0	1170	$5,500	$4.70	88d	1	0.71mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	107d	1	0.87mi
10115 Colonial Country Club Blvd #2108 Fort Myers, FL	2.0	2.0	1309	$2,900	$2.22	65d	1	0.89mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	119d	1	0.94mi
10125 Colonial Country Club Blvd Fort Myers, FL	2.0	2.0	1116	$2,800	$2.51	9d	1	0.97mi
11031 Mill Creek Way #306 Fort Myers, FL	2.0	2.0	1385	$5,600	$4.04	65d	1	0.97mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$1,950	$1.85	88d	1	1.02mi
12020 Champions Green Way Fort Myers, FL	2.0	2.0	1056	$2,300	$2.18	9d	1	1.02mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	99d	1	1.05mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	119d	1	1.05mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	110d	1	1.09mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$4,500	$3.14	92d	1	1.09mi
12056 Westmoreland Way Fort Myers, FL	2.0	2.0	1433	$5,500	$3.84	9d	1	1.11mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	92d	1	1.11mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	98d	1	1.11mi
10139 Colonial Country Club Blvd #1010 Fort Myers, FL	2.0	2.0	1331	$5,000	$3.76	9d	1	1.17mi
10139 Colonial Country Club Blvd Fort Myers, FL	2.0	2.0	1223	$4,750	$3.88	6d	2	1.17mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	119d	1	1.21mi
11011 Mill Creek Way #1306 Fort Myers, FL	2.0	2.0	1385	$5,600	$4.04	76d	1	1.21mi
10720 Ravenna Way #302 Fort Myers, FL	2.0	2.0	1283	$5,500	$4.29	9d	1	1.25mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	119d	1	1.25mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	119d	2	1.30mi
10700 Ravenna Way #204 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	86d	1	1.31mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	119d	1	1.36mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	119d	1	1.36mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	99d	1	1.36mi

Property features AI

Finance

• Other: Part of a large community (approximately 2,498 units)Association fee listed quarterly
• Financial info: Pets allowed conditionally (call); maximum two pets
• HOA & community: Homeowners association with quarterly feeAssociation fee includes management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds and structure maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash, and waterCommunity amenities include clubhouse, fitness center, pool, golf course and putting greens, tennis and pickleball courts, bocce, dog park, picnic and barbecue areas, pier, restaurant, sauna, media/library/hobby rooms, business center, billiards, and beach rightsCommunity features: elevator, gated entry, street lights, golf

Exterior

• Parking: Detached carport (1 covered space)Has carport
• Security: Fire sprinkler systemSmoke detectorsCommunity security included in association
• Utilities: Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesIrrigation water via reclaimed water
• Home design: Condominium (multi-unit community)Faces southEntry level: 1Resale property
• Construction: Block, concrete and stucco constructionTile roof4 total stories
• Exterior features: Lanai and screened porchPorchSprinkler/irrigation (automatic)Zero lot lineNorth exposureHas a viewCommunity pool

Interior

• Kitchen: Refrigerator with ice makerFreezerRangeSelf-cleaning ovenMicrowaveDishwasherDisposalIcemaker
• Bedrooms: Guest quarters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: FurnishedBreakfast bar and breakfast areaTray ceilingsKitchen islandPantryShower-only with separate showerCable TVWalk-in closetsWindow treatmentsHigh-speed internet availableSingle-hung and sliding windows
• Laundry & utility: Washer and dryer inside

HOA detail $974/mo · $11,688/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-09-23
   days on market $245,000 Active 43 DOM
2. 2026-09-22
   days on market $245,000 Active 42 DOM
3. 2026-09-21
   days on market $245,000 Active 41 DOM
4. 2026-09-20
   days on market $245,000 Active 40 DOM
5. 2026-09-18
   days on market $245,000 Active 38 DOM
6. 2026-09-17
   days on market $245,000 Active 37 DOM
7. 2026-09-16
   days on market $245,000 Active 36 DOM
8. 2026-09-14
   days on market $245,000 Active 34 DOM
9. 2026-09-13
   days on market $245,000 Active 33 DOM
10. 2026-09-12
    days on market $245,000 Active 32 DOM
11. 2026-09-11
    days on market $245,000 Active 31 DOM
12. 2026-09-05
    days on market $245,000 Active 25 DOM
13. 2026-09-04
    days on market $245,000 Active 24 DOM
14. 2026-09-03
    days on market $245,000 Active 23 DOM
15. 2026-08-31
    days on market $245,000 Active 20 DOM
16. 2026-08-28
    days on market $245,000 Active 17 DOM
17. 2026-08-27
    days on market $245,000 Active 16 DOM
18. 2026-08-26
    days on market $245,000 Active 15 DOM
19. 2026-08-25
    days on market $245,000 Active 14 DOM
20. 2026-08-24
    days on market $245,000 Active 13 DOM
21. 2026-08-23
    days on market $245,000 Active 12 DOM
22. 2026-08-22
    days on market $245,000 Active 11 DOM
23. 2026-08-21
    days on market $245,000 Active 10 DOM
24. 2026-08-20
    days on market $245,000 Active 9 DOM
25. 2026-08-19
    days on market $245,000 Active 8 DOM
26. 2026-08-18
    days on market $245,000 Active 7 DOM
27. 2026-08-17
    days on market $245,000 Active 6 DOM
28. 2026-08-16
    days on market $245,000 Active 5 DOM
29. 2026-08-15
    days on market $245,000 Active 4 DOM
30. 2026-08-15
    days on market $245,000 Active 3 DOM
31. 2026-08-13
    days on market $245,000 Active 2 DOM
32. 2026-08-12
    pricedays on marketlisting id $245,000 Active 1 DOM
33. 2026-02-02
    price $245,900
34. 2025-10-25
    price $259,900
35. 2025-07-18
    listed $265,000 Active
36. 2021-02-15
    soldstatus $185,000 Closed 1254-char remark

    Show marketing remark (1254 chars)

    Are you looking for an all-around great condo home in Pelican Preserve that's also an outstanding value? This move in ready turnkey home features the improved open Kitchen, Great Room and Lanai design built by WCI. Inside you'll find: a modern large kitchen island accented with granite tops. The spacious double-sided lanai feels like living in a corner unit with privacy and natural light to enjoy the park like setting. New water heater 10/20. The Palazzo neighborhood includes a private resort style pool, spa, BBQ area & bath house. Just a short ride away is the town center where your biggest decision of the day is what to do next from: organized tennis & Pickleball, staffed fitness & wellness, indoor pool & jogging track, 2 resort pools w/ outdoor drinks & dining, theater & concert pavilion, billiards, fishing, walking & biking trails, arts, crafts, woodshop, softball & opt. golf memberships. Just outside the community gates awaits a whole new world of activities: shopping, local restaurants, beaches & medical. The international airport is an easy 15-minute drive making short stays or picking up friends & family a snap, so you can spend more time being here not getting there!

37. 2021-02-15
    soldstatus $185,000

    Show marketing remark (1254 chars)

    Are you looking for an all-around great condo home in Pelican Preserve that's also an outstanding value? This move in ready turnkey home features the improved open Kitchen, Great Room and Lanai design built by WCI. Inside you'll find: a modern large kitchen island accented with granite tops. The spacious double-sided lanai feels like living in a corner unit with privacy and natural light to enjoy the park like setting. New water heater 10/20. The Palazzo neighborhood includes a private resort style pool, spa, BBQ area & bath house. Just a short ride away is the town center where your biggest decision of the day is what to do next from: organized tennis & Pickleball, staffed fitness & wellness, indoor pool & jogging track, 2 resort pools w/ outdoor drinks & dining, theater & concert pavilion, billiards, fishing, walking & biking trails, arts, crafts, woodshop, softball & opt. golf memberships. Just outside the community gates awaits a whole new world of activities: shopping, local restaurants, beaches & medical. The international airport is an easy 15-minute drive making short stays or picking up friends & family a snap, so you can spend more time being here not getting there!

38. 2021-01-10
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    Are you looking for an all-around great condo home in Pelican Preserve that's also an outstanding value? This move in ready turnkey home features the improved open Kitchen, Great Room and Lanai design built by WCI. Inside you'll find: a modern large kitchen island accented with granite tops. The spacious double-sided lanai feels like living in a corner unit with privacy and natural light to enjoy the park like setting. New water heater 10/20. The Palazzo neighborhood includes a private resort style pool, spa, BBQ area & bath house. Just a short ride away is the town center where your biggest decision of the day is what to do next from: organized tennis & Pickleball, staffed fitness & wellness, indoor pool & jogging track, 2 resort pools w/ outdoor drinks & dining, theater & concert pavilion, billiards, fishing, walking & biking trails, arts, crafts, woodshop, softball & opt. golf memberships. Just outside the community gates awaits a whole new world of activities: shopping, local restaurants, beaches & medical. The international airport is an easy 15-minute drive making short stays or picking up friends & family a snap, so you can spend more time being here not getting there!

39. 2021-01-06
    listed $185,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    Are you looking for an all-around great condo home in Pelican Preserve that's also an outstanding value? This move in ready turnkey home features the improved open Kitchen, Great Room and Lanai design built by WCI. Inside you'll find: a modern large kitchen island accented with granite tops. The spacious double-sided lanai feels like living in a corner unit with privacy and natural light to enjoy the park like setting. New water heater 10/20. The Palazzo neighborhood includes a private resort style pool, spa, BBQ area & bath house. Just a short ride away is the town center where your biggest decision of the day is what to do next from: organized tennis & Pickleball, staffed fitness & wellness, indoor pool & jogging track, 2 resort pools w/ outdoor drinks & dining, theater & concert pavilion, billiards, fishing, walking & biking trails, arts, crafts, woodshop, softball & opt. golf memberships. Just outside the community gates awaits a whole new world of activities: shopping, local restaurants, beaches & medical. The international airport is an easy 15-minute drive making short stays or picking up friends & family a snap, so you can spend more time being here not getting there!

ⓘ 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: $4,135 · $345/mo
• Projected year-2 tax: $4,135 · $345/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 4/10 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: $50,811
• − Mortgage interest: −$13,724
• − Property taxes: −$4,135
• − Insurance: −$1,225
• − Repairs & maintenance: −$4,065
• − Management: −$4,065
• − HOA: −$11,688
• − Depreciation: −$7,127
• Taxable income: $4,782
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $6,527/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,210–$18,630 screening

This move-in ready condo is in good condition with fresh paint and new flooring, making it an attractive option for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Resale painting — Freshly painted interior enhances curb appeal ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Tice Elementary School F FL #1,670/2,144 Nat'l #22,595/41,679 Middle Paul Laurence Dunbar Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Riverdale High School F FL #340/667 Nat'l #9,001/17,239

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

A Composite livability gradescore 86/100

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 · 871,946 people
• City population: 278,598
• 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: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Part of a large community (approximately 2,498 units)Association fee listed quarterly
• Financial info: Pets allowed conditionally (call); maximum two pets
• HOA & community: Homeowners association with quarterly feeAssociation fee includes management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds and structure maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash, and waterCommunity amenities include clubhouse, fitness center, pool, golf course and putting greens, tennis and pickleball courts, bocce, dog park, picnic and barbecue areas, pier, restaurant, sauna, media/library/hobby rooms, business center, billiards, and beach rightsCommunity features: elevator, gated entry, street lights, golf

Exterior

• Parking: Detached carport (1 covered space)Has carport
• Security: Fire sprinkler systemSmoke detectorsCommunity security included in association
• Utilities: Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesIrrigation water via reclaimed water
• Home design: Condominium (multi-unit community)Faces southEntry level: 1Resale property
• Construction: Block, concrete and stucco constructionTile roof4 total stories
• Exterior features: Lanai and screened porchPorchSprinkler/irrigation (automatic)Zero lot lineNorth exposureHas a viewCommunity pool

Interior

• Kitchen: Refrigerator with ice makerFreezerRangeSelf-cleaning ovenMicrowaveDishwasherDisposalIcemaker
• Bedrooms: Guest quarters
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: FurnishedBreakfast bar and breakfast areaTray ceilingsKitchen islandPantryShower-only with separate showerCable TVWalk-in closetsWindow treatmentsHigh-speed internet availableSingle-hung and sliding windows
• Laundry & utility: Washer and dryer inside

Price history

+32.4% since first listed

9 events — show timeline

• 2026-08-11 Listed $245,000 FORTMLS
• 2026-05-28 Listing Removed — FORTMLS
• 2026-02-02 Price Changed $245,900 FORTMLS
• 2025-10-25 Price Changed $259,900 FORTMLS
• 2025-07-18 Listed $265,000 FORTMLS
• 2021-02-15 Sold (Public Records) $185,000 Public Records
• 2021-02-15 Sold (MLS) $185,000 FORTMLS
• 2021-01-10 Pending — FORTMLS
• 2021-01-06 Listed $185,000 FORTMLS

Property tax history

+6.7%/yr

Latest (2025): $4,135 · -0.8% YoY. Source: county tax records.