10644 Pelican Preserve Blvd #101 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +13.8/30.0
- 1% rule +5.8/10.0
- Schools +4.7/10.0
- DSCR +4.4/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$384,900
10644 Pelican Preserve Blvd #101 · Fort Myers, FL 33913
3 bd · 2.0 ba · 1,739 sqft · SingleFamily
· 2 Days on market
55+ age-restricted
Built 2007
6,250 sqft lot
2-car garage
$221/sqft
· 32% below area
Est $567k · 32% under
$939/mo HOA · 21% of rent
↓ 14% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to effortless Florida living in this beautifully maintained first-floor carriage home in Pelican Preserve. Offering 3 spacious bedrooms, 2 bathrooms, and an oversized 2-car garage, this residence combines comfort, style, and exceptional value in one of Southwest Florida’s sought-after 55+ communities. From the moment you step inside, you’ll appreciate the bright, open-concept floor plan, elegant entryway, and beautiful luxury vinyl plank flooring flowing throughout the main living areas. Newer hurricane-impact windows and doors provide added peace of mind while enhancing the home’s energy efficiency and curb appeal.
Key facts
- Lake view
- Crown molding
- 6,250 sq ft lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $385k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-47 ($-562/yr) — negative.
- To cash-flow at today's rent, offer at most $378k (1.8% below list).
- Meets the 1% rule at list price ($4k rent vs $385k).
- Recommended offer: $378k (1.8% below list) — sets the bar for cash-flow.
- Cap rate 6.1% 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 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $4,496/mo this rent would consume 49% 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 $3k of loan paydown is wiped out by about $12k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 sale attempts 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
- Watch-outs: HOA is 21% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$378,128
(1.8% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.17% ✓
- Cap rate
- 6.15%
- Cash-on-cash
- -0.52%
- DSCR
- 0.98
- GRM
- 7.1
CMA / ARV
- ARV (median comp)
- $566,771
- List price
- $384,900
- Delta
- -29.44%
- 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 |
|---|---|---|---|---|---|---|---|
| 10822 Tiberio Dr | 0.25mi | 3/2.0 | 1,823 (+5%) | 1mo | $540,000 | $296 | 79 |
| 10633 Avila Cir | 0.25mi | 2/2.0 (-1) | 1,693 (-3%) | 2mo | $430,000 | $254 | 78 |
| 10581 Avila Cir | 0.36mi | 2/2.0 (-1) | 1,696 (-2%) | 0mo | $330,000 | $195 | 74 |
| 9532 Hemingway Ln | 0.95mi | 3/2.0 | 1,726 (-1%) | 2mo | $490,000 | $284 | 62 |
| 10423 Materita Dr | 0.85mi | 3/2.0 | 1,807 (+4%) | 1mo | $455,000 | $252 | 57 |
| 12048 Five Waters Cir | 1.09mi | 2/2.0 (-1) | 1,646 (-5%) | 1mo | $405,000 | $246 | 50 |
| 11507 Giulia Dr | 0.55mi | 3/2.0 | 2,041 (+17%) | 3mo | $585,000 | $287 | 47 |
| 10429 Materita Dr | 0.82mi | 3/2.0 | 1,591 (-8%) | 4mo | $412,500 | $259 | 47 |
| 11395 Tiverton Trce | 0.73mi | 3/2.0 | 2,010 (+16%) | 2mo | $485,000 | $241 | 40 |
| 10974 Callaway Greens Ct | 1.05mi | 2/2.0 (-1) | 1,526 (-12%) | 1mo | $390,000 | $256 | 39 |
| 10878 Dennington Rd | 0.97mi | 2/2.0 (-1) | 1,969 (+13%) | 2mo | $540,000 | $274 | 36 |
| 11306 Shady Lake Run | 1.02mi | 4/3.0 (+1) | 2,032 (+17%) | 0mo | $745,000 | $367 | 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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -21.1%
- Equity multiple
- 0.29×
- Total profit
- $-76,300
- Equity at exit
- $57,390
10-year hold
- IRR
- -25.8%
- Equity multiple
- -0.05×
- Total profit
- $-112,795
- Equity at exit
- $33,279
Cash invested: $107,772 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 26 active · 24 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $448,250 ($266/sqft)
- Median days on market
- 67 d
- This list price
- 27% of active listings are priced below it
- ARV vs active asking
- +22.4% 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
- 7.1×
Monthly cashflow live
↻
- Estimated rent
- $4,496 high interval (Pro) →
- Mortgage (P&I)
- −$2,018
- Tax est. 1.5%
- −$481 /mo · $5,774/yr
- Insurance
- −$160
- HOA
- −$939
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$944
- Net cashflow
- $-47
Break-even live
Break-even rent
$4,556
Max offer price
$378,128
Occupancy floor
96%
Sensitivity live
| Price | -10% $219 | -5% $86 | +0% $-47 | +5% $-180 | +10% $-313 |
|---|---|---|---|---|---|
| Rent | -10% $-402 | -5% $-224 | +0% $-47 | +5% $131 | +10% $308 |
| Rate | -1.0pp $147 | -0.5pp $51 | base $-47 | +0.5pp $-147 | +1.0pp $-248 |
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
- $96,225
- Closing costs
- $11,547
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 119d | 1 | 0.18mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 117d | 1 | 0.21mi |
| 10711 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,600 | $2.07 | 0d | 2 | 0.24mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 7d | 1 | 0.24mi |
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 119d | 1 | 0.29mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 87d | 1 | 0.32mi |
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 119d | 1 | 0.40mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $4,900 | $3.95 | 3d | 2 | 0.43mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.43mi |
| 11225 Lithgow Ln Fort Myers, FL | 2.0 | 2.0 | 2153 | $4,500 | $2.09 | 92d | 1 | 0.44mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.45mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 111d | 1 | 0.47mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 119d | 1 | 0.47mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 119d | 1 | 0.49mi |
| 10112 Colonial Country Club Blvd #209 Fort Myers, FL | 2.0 | 2.0 | 1530 | $5,000 | $3.27 | 119d | 1 | 0.49mi |
| 10121 Colonial Country Club Blvd #1802 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,800 | $3.14 | 99d | 1 | 0.51mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.51mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 119d | 1 | 0.51mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 99d | 1 | 0.51mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 119d | 1 | 0.53mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.54mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.54mi |
| 10020 Horse Creek Rd Fort Myers, FL | 2.0 | 2.0 | 1692 | $2,500 | $1.48 | 119d | 1 | 0.54mi |
| 10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL | 3.0 | 2.0 | 1571 | $4,526 | $2.88 | 111d | 1 | 0.54mi |
| 11041 Iron Horse Way Fort Myers, FL | 2.0 | 2.0 | 1692 | $4,000 | $2.36 | 119d | 1 | 0.54mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $6,500 | $3.57 | 119d | 1 | 0.56mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $5,500 | $3.02 | 9d | 1 | 0.56mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 119d | 1 | 0.56mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 65d | 1 | 0.56mi |
| 10128 Colonial Country Club Blvd #602 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,600 | $3.01 | 119d | 1 | 0.59mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 117d | 1 | 0.60mi |
| 10130 Colonial Country Club Blvd #707 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,900 | $4.39 | 119d | 1 | 0.62mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $5,500 | $3.19 | 9d | 1 | 0.62mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 119d | 1 | 0.62mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 9d | 1 | 0.62mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,000 | $4.07 | 119d | 1 | 0.62mi |
| 9918 Horse Creek Rd Fort Myers, FL | 3.0 | 2.0 | 1510 | $2,200 | $1.46 | 119d | 1 | 0.65mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 99d | 1 | 0.72mi |
| 10457 Materita Dr Fort Myers, FL | 2.0 | 2.0 | 1348 | $2,300 | $1.71 | 71d | 1 | 0.72mi |
| 11012 Mill Creek Way #2205 Fort Myers, FL | 2.0 | 2.0 | 1749 | $5,500 | $3.14 | 119d | 1 | 0.72mi |
Property features AI
Finance
- Other
- Located in a planned unit development (PUD)Deeded restrictions
- Financial info
- Total annual recurring fees and one-time fees apply
- HOA & community
- Mandatory HOAQuarterly HOA fees (master and association fees apply)Master association management (Condo)Maintenance covers irrigation water, lawn/land maintenance, pest control (exterior), sewer, water, street lights, recreation facilities, manager, legal/accounting and reservesCommunity amenities include clubhouse, community pool and spa/hot tub, fitness center (attended), full service spa, tennis and basketball courts, bocce court, bike/jog paths, sidewalks, boat storage, fishing pier, lakefront beach, dog park, business center, library, theater, billiards, beauty salon, extra storage, underground utilities and streetlightsGolf community (non-equity)
Exterior
- Parking
- Attached 2-car garage
- Security
- Gated communitySecurity included in HOA maintenance
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential property in Pelican Preserve (Viadana)Low-rise building (1–3 stories)Carriage/coach and Florida-style buildingBuilt in 2007Rear exposure facing north
- Construction
- Concrete block constructionStucco exteriorTile roofImpact-resistant windows and doors
- Exterior features
- PatioWater featureCanal and creek waterfront with canal width 31–80Oversize lotIrrigation with reclaimed waterFresh water views
Interior
- Kitchen
- Cooktop (electric)DishwasherGarbage disposalMicrowaveRefrigeratorFreezerPantry
- Bedrooms
- 3 bedrooms
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric coolingCeiling fans
- Interior features
- High speed internet availablePantryBreakfast bar and breakfast roomFormal dining and eat-in kitchen optionsDining areas in family and living roomsDen/StudyFamily roomFlorida roomGreat roomGuest room and guest bathScreened lanai/porch
- Laundry & utility
- WasherDryerAuto garage door
Listing history 50 events
-
2026-09-23days on market $384,900 Active 2 DOM
-
2026-09-21pricedays on market $384,900 Active 1 DOM
-
2026-09-17days on market $399,900 Active 182 DOM
-
2026-09-14days on market $399,900 Active 179 DOM
-
2026-09-13days on market $399,900 Active 178 DOM
-
2026-09-13days on market $399,900 Active 177 DOM
-
2026-09-11days on market $399,900 Active 176 DOM
-
2026-09-05days on market $399,900 Active 170 DOM
-
2026-09-04days on market $399,900 Active 169 DOM
-
2026-09-03days on market $399,900 Active 168 DOM
-
2026-08-31days on market $399,900 Active 165 DOM
-
2026-08-28days on market $399,900 Active 162 DOM
-
2026-08-26days on market $399,900 Active 160 DOM
-
2026-08-24days on market $399,900 Active 158 DOM
-
2026-08-23days on market $399,900 Active 157 DOM
-
2026-08-21days on market $399,900 Active 155 DOM
-
2026-08-20days on market $399,900 Active 154 DOM
-
2026-08-19days on market $399,900 Active 153 DOM
-
2026-08-18days on market $399,900 Active 152 DOM
-
2026-08-16days on market $399,900 Active 150 DOM
-
2026-08-15days on market $399,900 Active 149 DOM
-
2026-08-13days on market $399,900 Active 147 DOM
-
2026-08-12days on market $399,900 Active 146 DOM
-
2026-08-11days on market $399,900 Active 145 DOM
-
2026-08-10days on market $399,900 Active 144 DOM
-
2026-08-09days on market $399,900 Active 143 DOM
-
2026-08-07days on market $399,900 Active 141 DOM
-
2026-08-06days on market $399,900 Active 140 DOM
-
2026-08-05days on market $399,900 Active 139 DOM
-
2026-08-04days on market $399,900 Active 138 DOM
-
2026-07-30days on market $399,900 Active 132 DOM
-
2026-07-28days on market $399,900 Active 131 DOM
-
2026-07-26days on market $399,900 Active 129 DOM
-
2026-07-24days on market $399,900 Active 127 DOM
-
2026-07-23days on market $399,900 Active 126 DOM
-
2026-07-22days on market $399,900 Active 125 DOM
-
2026-07-21days on market $399,900 Active 124 DOM
-
2026-07-18days on market $399,900 Active 121 DOM
-
2026-07-18days on market $399,900 Active 120 DOM
-
2026-07-16days on market $399,900 Active 119 DOM
-
2026-07-15days on market $399,900 Active 118 DOM
-
2026-07-14days on market $399,900 Active 117 DOM
-
2026-07-13days on market $399,900 Active 116 DOM
-
2026-07-13days on market $399,900 Active 115 DOM
-
2026-07-12days on market $399,900 Active 114 DOM
-
2026-07-10days on market $399,900 Active 113 DOM
-
2026-07-09days on market $399,900 Active 112 DOM
-
2026-07-07days on market $399,900 Active 110 DOM
-
2026-07-06days on market $399,900 Active 109 DOM
-
2026-07-05days on market $399,900 Active 108 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $53,957
- − Mortgage interest
- −$21,560
- − Property taxes
- −$5,774
- − Insurance
- −$1,924
- − Repairs & maintenance
- −$4,317
- − Management
- −$4,317
- − HOA
- −$11,268
- − Depreciation
- −$11,197
- Taxable loss
- −$6,400
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,536
- After-tax cash flow
- $974/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 · 12 photos
80/100
Cosmetic rehab
Est. rehab $8,695–$26,085 screening
This immaculately maintained first-floor carriage home is in excellent condition with modern features and a bright, open-concept design. It's ready for immediate occupancy and can be further enhanced with minor updates to the paint and landscaping.
Value-add opportunities
- Both Painting — Neutral paint can be refreshed to enhance curb appeal and interior aesthetics ↑
- Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑
- Resale Kitchen appliances — Modern appliances can attract more buyers and renters ↑
- Resale Bathroom fixtures — Modern fixtures can attract more buyers and renters ↑
ⓘ 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 46/100
Zoned Schools
Elementary
Gateway Elementary School
C
FL #949/2,144
Nat'l #10,846/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lehigh Senior High School
F
FL #394/667
Nat'l #10,121/17,239
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
- Severe rent burden
- 13% of renters
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
-14.0% since first listed7 events — show timeline
- 2026-09-21 Listed $384,900 NAPLESMLS
- 2026-09-19 Listing Removed — NAPLESMLS
- 2026-04-13 Price Changed $399,900 NAPLESMLS
- 2026-03-19 Listed $414,900 NAPLESMLS
- 2025-10-31 Listing Removed — FORTMLS
- 2025-10-01 Price Changed $420,000 FORTMLS
- 2025-04-04 Listed $447,500 FORTMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…