Brilliance Plan · Verandah, FL 33905

$321,990

3 bd · 2.5 ba · 2,079 sqft · SingleFamily · 129 Days on market

Good condition 3-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.2/30.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* Base price does not include the homesite premium or design options. * The Brilliance is a wonderful floor plan, radiating a joyful atmosphere from the moment you step inside. With 3 bedrooms, 2.5 baths, a well-appointed kitchen, formal dining room and spacious great room, the Brilliance is a home built for entertaining guests or daily relaxation. The Primary Bedroom includes a large, walk-in closet, corner shower, vanity sink and private water closet. The kitchen includes a large, center island with dual sinks, plenty of counter and cabinet space and a cafe dining area.

Key facts

• 3 garage spots
• Listed 128 days

🏗️ New construction. The $321,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $634,729.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $322k).
• Recommended offer: $283k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.6% vs local median 2.5% in Verandah — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-3.0%/yr); 1226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,746/mo this rent would consume 62% of the median local household income ($72k/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 $4k of loan paydown is wiped out by about $19k 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 129 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $283,351 (12.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.63%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $634,729
• List price: $321,990
• Delta: -49.27%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3151 Cottonwood Bnd #1306	0.17mi	3/2.5	1,821 (-12%)	1mo	$210,000	$115	70
3171 Cottonwood Bnd #1106	0.19mi	3/2.5	1,821 (-12%)	1mo	$225,000	$124	69
3231 Cottonwood Bnd #301	0.14mi	3/2.5	1,703 (-18%)	1mo	$193,750	$114	67
3180 Bramble Cove Ct	0.46mi	3/2.0	1,661 (-20%)	2mo	$350,000	$211	50
2414 Parkview Dr	1.24mi	3/2.0	1,935 (-7%)	3mo	$210,000	$109	49
16941 Carolyn Ln	1.35mi	3/2.0	1,885 (-9%)	3mo	$315,000	$167	45
12401 Davis Blvd	1.46mi	4/3.0 (+1)	1,934 (-7%)	2mo	$270,000	$140	44
3200 Cypress Marsh Dr	0.67mi	3/2.5	2,535 (+22%)	1mo	$925,000	$365	43
17150 Laurelin Ct	1.43mi	3/2.0	1,841 (-11%)	3mo	$305,000	$166	41
3080 Meandering Way #201	0.65mi	3/2.0	1,690 (-19%)	3mo	$260,000	$154	40
16990 Laurelin Ct	1.33mi	3/2.0	1,663 (-20%)	2mo	$299,000	$180	36
3530 Cypress Marsh Dr	0.80mi	4/3.0 (+1)	2,565 (+23%)	3mo	$680,413	$265	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: -36.8%
• Equity multiple: -0.15×
• Total profit: $-204,647
• Equity at exit: $94,640

10-year hold

• IRR: -75.2%
• Equity multiple: -0.90×
• Total profit: $-337,415
• Equity at exit: $54,880

Cash invested: $177,724 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 8 under contract
• Months of supply: 31.2 mo (3%/mo absorbed)
• Median asking: $383,990 ($185/sqft)
• Median days on market: 152 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +64.7% above current asking $/sqft

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

ZIP-level market 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 1226
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,746 high
• Mortgage (P&I): −$3,329
• Tax est. 1.5%: −$793 /mo · $9,521/yr
• Insurance: −$264
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $-1,427

Break-even live

Break-even rent $5,552

Max offer price $428,276

Occupancy floor —

Sensitivity live

Price	-10% $-988	-5% $-1,207	+0% $-1,427	+5% $-1,646	+10% $-1,865
Rent	-10% $-1,723	-5% $-1,575	+0% $-1,427	+5% $-1,279	+10% $-1,131
Rate	-1.0pp $-1,107	-0.5pp $-1,265	base $-1,427	+0.5pp $-1,591	+1.0pp $-1,759

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: $158,682
• Closing costs: $19,042
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Cottonwood Bnd #1901 Fort Myers, FL	3.0	2.5	1821	$2,500	$1.37	164d	1	0.06mi
3100 Cottonwood Bnd #1901 Fort Myers, FL	3.0	2.5	1821	$5,000	$2.75	55d	1	0.06mi
3111 Cottonwood Bnd #1704 Fort Myers, FL	3.0	2.5	1833	$3,000	$1.64	164d	1	0.09mi
3241 Cottonwood Bnd #101 Fort Myers, FL	3.0	2.5	1821	$2,490	$1.37	119d	1	0.11mi
3231 Cottonwood Bnd #303 Fort Myers, FL	3.0	2.5	1821	$3,500	$1.92	10d	1	0.13mi
3231 Cottonwood Bnd #303 Fort Myers, FL	3.0	2.5	1821	$3,500	$1.92	37d	1	0.13mi
3240 Cottonwood Bnd #201 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	164d	1	0.14mi
3240 Cottonwood Bnd #201 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	6d	1	0.14mi
3240 Cottonwood Bnd #201 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	10d	1	0.14mi
3230 Cottonwood Bnd #406 Fort Myers, FL	3.0	2.5	1821	$4,700	$2.58	127d	1	0.16mi
3211 Cottonwood Bnd #705 Fort Myers, FL	3.0	2.5	1867	$5,000	$2.68	138d	1	0.18mi
3211 Cottonwood Bnd #701 Fort Myers, FL	3.0	3.0	1821	$2,500	$1.37	164d	1	0.18mi
3171 Cottonwood Bnd #1105 Fort Myers, FL	3.0	2.5	1867	$1,900	$1.02	10d	1	0.18mi
3181 Cottonwood Bnd #901 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	164d	1	0.19mi
3181 Cottonwood Bnd #901 Fort Myers, FL	3.0	2.5	1821	$3,000	$1.65	10d	1	0.19mi
3210 Cottonwood Bnd #803 Fort Myers, FL	3.0	2.5	1867	$5,500	$2.95	6d	1	0.21mi
3210 Cottonwood Bnd #803 Fort Myers, FL	3.0	2.5	1867	$5,500	$2.95	10d	1	0.21mi
11970 Bramble Cove Dr Fort Myers, FL	4.0	3.0	1994	$3,800	$1.91	46d	1	0.47mi
3131 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$2,500	$1.76	10d	1	0.57mi
3131 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$2,500	$1.76	46d	1	0.57mi
3111 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$2,700	$1.90	164d	1	0.58mi
3120 Meandering Way #202 Fort Myers, FL	3.0	2.0	1690	$3,000	$1.78	164d	1	0.61mi
3071 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$3,000	$2.11	164d	1	0.61mi
3080 Meandering Way #202 Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	131d	1	0.63mi
3021 Meandering Way #202 Fort Myers, FL	3.0	2.0	1690	$6,500	$3.85	10d	1	0.63mi
3021 Meandering Way #202 Fort Myers, FL	3.0	2.0	1690	$6,500	$3.85	21d	1	0.63mi
3021 Meandering Way #201 Fort Myers, FL	3.0	2.0	1690	$6,500	$3.85	27d	1	0.63mi
3011 Meandering Way #202 Fort Myers, FL	2.0	2.0	1690	$2,500	$1.48	130d	1	0.64mi
3050 Meandering Way #201 Fort Myers, FL	2.0	2.0	1690	$6,000	$3.55	10d	1	0.65mi
3131 Orangetree Bnd Fort Myers, FL	3.0	3.0	1842	$7,000	$3.80	10d	1	0.92mi
3131 Orangetree Bnd Fort Myers, FL	3.0	3.0	1842	$7,000	$3.80	41d	1	0.92mi
3131 Orangetree Bnd Fort Myers, FL	3.0	3.0	1842	$7,000	$3.80	164d	1	0.92mi
12641 1st St Fort Myers, FL	3.0	2.0	1530	$1,900	$1.24	130d	1	1.26mi
12639 5th St Fort Myers, FL	4.0	2.0	1533	$1,900	$1.24	110d	1	1.29mi
2123 Davis Blvd Fort Myers, FL	3.0	3.0	1488	$2,995	$2.01	10d	1	1.34mi
2804 River Ridge Blvd Unit 1 Fort Myers, FL	2.0	1.0	1404	$1,350	$0.96	55d	1	1.44mi
2804 River Ridge Blvd Unit 1 Fort Myers, FL	2.0	1.0	1404	$1,350	$0.96	10d	1	1.44mi
2804 River Ridge Blvd Fort Myers, FL	2.0	2.0	1404	$1,350	$0.96	164d	1	1.44mi
3721 Pebblebrook Ridge Ct #102 Fort Myers, FL	2.0	2.0	1532	$2,950	$1.93	164d	1	1.49mi
3721 Pebblebrook Ridge Ct #102 Fort Myers, FL	2.0	2.0	1532	$2,950	$1.93	1d	1	1.49mi

Property features AI

Finance

• Financial info: List price $314,990

Exterior

• Parking: 3 parking spaces3-car garage
• Home design: New construction plan (Brilliance)Single-family property
• Exterior features: Located at 11568 Verandah Palm Ct, Fort Myers, FL 33905Living area approximately 2,079

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan: Brilliance)2 full bathrooms

Listing history 50 events

1. 2026-11-08
   days on market $321,990 Active 129 DOM
2. 2026-11-07
   days on market $321,990 Active 128 DOM
3. 2026-11-06
   days on market $321,990 Active 127 DOM
4. 2026-11-05
   days on market $321,990 Active 126 DOM
5. 2026-11-04
   days on market $321,990 Active 125 DOM
6. 2026-11-01
   days on market $321,990 Active 122 DOM
7. 2026-11-01
   days on market $321,990 Active 121 DOM
8. 2026-10-30
   days on market $321,990 Active 120 DOM
9. 2026-10-29
   days on market $321,990 Active 119 DOM
10. 2026-10-28
    days on market $321,990 Active 118 DOM
11. 2026-10-27
    days on market $321,990 Active 117 DOM
12. 2026-10-26
    days on market $321,990 Active 116 DOM
13. 2026-10-26
    days on market $321,990 Active 115 DOM
14. 2026-10-23
    days on market $321,990 Active 113 DOM
15. 2026-10-22
    days on market $321,990 Active 112 DOM
16. 2026-10-21
    days on market $321,990 Active 111 DOM
17. 2026-10-20
    days on market $321,990 Active 110 DOM
18. 2026-10-19
    days on market $321,990 Active 109 DOM
19. 2026-10-18
    days on market $321,990 Active 108 DOM
20. 2026-10-17
    days on market $321,990 Active 107 DOM
21. 2026-10-16
    days on market $321,990 Active 106 DOM
22. 2026-10-15
    days on market $321,990 Active 105 DOM
23. 2026-10-14
    days on market $321,990 Active 104 DOM
24. 2026-10-13
    days on market $321,990 Active 103 DOM
25. 2026-10-12
    days on market $321,990 Active 102 DOM
26. 2026-10-11
    days on market $321,990 Active 101 DOM
27. 2026-10-10
    days on market $321,990 Active 100 DOM
28. 2026-10-09
    days on market $321,990 Active 99 DOM
29. 2026-10-09
    days on market $321,990 Active 98 DOM
30. 2026-10-07
    days on market $321,990 Active 97 DOM
31. 2026-10-06
    days on market $321,990 Active 96 DOM
32. 2026-10-05
    days on market $321,990 Active 95 DOM
33. 2026-10-05
    days on market $321,990 Active 94 DOM
34. 2026-10-04
    days on market $321,990 Active 93 DOM
35. 2026-10-01
    days on market $321,990 Active 91 DOM
36. 2026-09-30
    days on market $321,990 Active 90 DOM
37. 2026-09-29
    remarks 579-char remark
38. 2026-09-29
    days on market $321,990 Active 89 DOM
39. 2026-09-24
    days on market $321,990 Active 84 DOM
40. 2026-09-23
    days on market $321,990 Active 83 DOM
41. 2026-09-22
    days on market $321,990 Active 82 DOM
42. 2026-09-21
    days on market $321,990 Active 81 DOM
43. 2026-09-17
    days on market $321,990 Active 77 DOM
44. 2026-09-13
    days on market $321,990 Active 73 DOM
45. 2026-09-13
    days on market $321,990 Active 72 DOM
46. 2026-09-11
    days on market $321,990 Active 71 DOM
47. 2026-09-05
    days on market $321,990 Active 65 DOM
48. 2026-09-04
    days on market $321,990 Active 64 DOM
49. 2026-08-31
    days on market $321,990 Active 60 DOM
50. 2026-08-28
    days on market $321,990 Active 57 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,958
• − Mortgage interest: −$35,555
• − Property taxes: −$9,521
• − Insurance: −$3,174
• − Repairs & maintenance: −$3,597
• − Management: −$3,597
• − Depreciation: −$18,465
• Taxable loss: −$28,950
• Est. tax savings @ 24.0%: +$6,948
• After-tax cash flow: $-10,173/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $10,395–$31,185 screening

The home appears to be in good condition with no major repairs needed. Painting the exterior and improving landscaping would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental 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 41/100

Zoned Schools

Elementary Manatee Elementary School F FL #1,330/2,144 Nat'l #17,190/41,679 Middle Oak Hammock Middle School D- FL #340/571 Nat'l #5,398/14,009 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

Livability — Verandah

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Verandah, FL
• County: Lee County · 871,946 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 9% 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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

• Financial info: List price $314,990

Exterior

• Parking: 3 parking spaces3-car garage
• Home design: New construction plan (Brilliance)Single-family property
• Exterior features: Located at 11568 Verandah Palm Ct, Fort Myers, FL 33905Living area approximately 2,079

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan: Brilliance)2 full bathrooms