3701 Madison Ave · Fort Myers, FL 33916

$339,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 111 Days on market

Built 2026 6,490 sqft lot ↓ 6% since listing

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4 bed 2 bath new construction with amazing tile throughout. This property has it all including a fully fenced yard and gorgeous flower bed. This corner lot house is situated by many other new construction houses and close proximity to downtown and many restaurants and shopping. Check out this excellent opportunity today!

Key facts

• Fully fenced yard
• Corner lot
• 6,490 sq ft lot

Tags

• FULLY FENCED YARD
• CORNER LOT
• CLOSE PROXIMITY TO DOWNTOWN

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage (1 covered space)
• Security: Security/high-impact doors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces south; New construction
• Construction: Block, concrete and stucco construction; Shingle roof; Built as new construction
• Exterior features: Fence; Security/high-impact doors; Open patio and porch; Corner lot; North exposure

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Shower-only bath with separate shower; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (12.2% below list).
• Recommended offer: $298k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% 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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% 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 falling (-4.3%/yr); 271 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,983/mo this rent would consume 68% of the median local household income ($53k/yr) (locally 2324% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 111 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,333 (12.2% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Gardenia Ave	0.65mi	3/2.0 (-1)	1,767 (-2%)	4mo	$135,000	$76	58
3620 Marion St	0.34mi	3/2.0 (-1)	1,542 (-14%)	11mo	$280,000	$182	46
213 Maria St	0.68mi	4/2.0	1,716 (-5%)	19mo	$155,000	$90	44

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: -19.6%
• Equity multiple: 0.34×
• Total profit: $-63,276
• Equity at exit: $50,680

10-year hold

• IRR: -20.4%
• Equity multiple: 0.07×
• Total profit: $-88,060
• Equity at exit: $29,388

Cash invested: $95,172 (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: 271
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,983 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $8

Break-even live

Break-even rent $2,973

Max offer price $339,900

Occupancy floor 95%

Sensitivity live

Price	-10% $243	-5% $125	+0% $8	+5% $-110	+10% $-227
Rent	-10% $-228	-5% $-110	+0% $8	+5% $126	+10% $244
Rate	-1.0pp $179	-0.5pp $94	base $8	+0.5pp $-80	+1.0pp $-170

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3933 E River Dr Fort Myers, FL	3.0	2.0	1468	$3,500	$2.38	25d	1	0.68mi
4434 Armeda Ave Fort Myers, FL	3.0	2.0	1852	$1,740	$0.94	4d	1	0.99mi
1775 Glenway Ct Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	25d	1	1.06mi
3000 Oasis Grand Blvd Unit LPH1 Fort Myers, FL	3.0	2.5	1584	$5,000	$3.16	17d	1	1.07mi
3000 Oasis Grand Blvd #801 Fort Myers, FL	3.0	2.5	1854	$4,000	$2.16	25d	1	1.07mi
3000 Oasis Grand Blvd #401 Fort Myers, FL	3.0	2.5	1854	$3,000	$1.62	25d	1	1.07mi
3000 Oasis Grand Blvd #2004 Fort Myers, FL	3.0	2.5	1708	$2,995	$1.75	25d	1	1.07mi
3000 Oasis Grand Blvd #2004 Fort Myers, FL	3.0	2.5	1708	$2,995	$1.75	13d	1	1.07mi
3040 Oasis Grand Blvd Fort Myers, FL	1.0–4.0	1.0–2.0	1444	$3,759	$2.60	3d	68	1.11mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$2,656	$2.48	5d	14	1.24mi
2825 Palm Beach Blvd Fort Myers, FL	1.0–3.0	1.5–2.5	990	$2,200	$2.22	12d	7	1.26mi
4426 Poinsettia St Fort Myers, FL	3.0	2.0	1815	$1,795	$0.99	5d	1	1.32mi
2797 1st St #1602 Fort Myers, FL	3.0	2.0	1459	$2,495	$1.71	25d	1	1.33mi
2797 First St Unit 1546387P Fort Myers, FL	3.0	3.0	1442	$3,059	$2.12	16d	1	1.33mi
2797 1st St #2202 Fort Myers, FL	3.0	2.5	1954	$4,300	$2.20	5d	1	1.33mi
2745 1st St #1006 Fort Myers, FL	3.0	2.0	1721	$2,500	$1.45	25d	1	1.37mi
2743 First St Unit 605 Fort Myers, FL	3.0	2.0	1721	$2,750	$1.60	25d	1	1.39mi
2743 1st St #2102 Fort Myers, FL	3.0	2.0	1656	$2,800	$1.69	25d	1	1.39mi
2743 1st St #405 Fort Myers, FL	3.0	2.0	1721	$2,500	$1.45	25d	1	1.39mi
2743 1st St #2206 Fort Myers, FL	3.0	2.0	1756	$2,600	$1.48	25d	1	1.39mi
2743 1st St #304 Fort Myers, FL	3.0	2.0	1341	$2,300	$1.72	25d	1	1.39mi
2743 1st St #506 Fort Myers, FL	3.0	2.0	1663	$2,200	$1.32	25d	1	1.39mi
2743 1st St #803 Fort Myers, FL	3.0	2.0	1571	$5,500	$3.50	25d	1	1.39mi
2745 1st St #2602 Fort Myers, FL	3.0	2.0	1656	$6,000	$3.62	25d	1	1.40mi
2745 1st St #1903 Fort Myers, FL	3.0	2.0	1408	$5,500	$3.91	25d	1	1.40mi
2745 1st St #2703 Fort Myers, FL	3.0	2.0	1408	$3,000	$2.13	25d	1	1.40mi
2745 1st St #404 Fort Myers, FL	3.0	2.0	1408	$2,750	$1.95	25d	1	1.40mi
2745 1st St #306 Fort Myers, FL	3.0	2.0	1602	$2,100	$1.31	25d	1	1.40mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1979	$2,600	$1.31	5d	1	1.43mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	25d	1	1.43mi
2188 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	25d	1	1.50mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-03-26
   price $339,900
3. 2026-03-08
   price $344,900
4. 2026-02-03
   price $349,900
5. 2026-01-13
   listed $359,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $35,800
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$9,888
• Taxable loss: −$5,654
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $1,451/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

-5.6% since first listed

5 events — show timeline

• 2026-05-05 Pending — FORTMLS
• 2026-03-26 Price Changed $339,900 FORTMLS
• 2026-03-08 Price Changed $344,900 FORTMLS
• 2026-02-03 Price Changed $349,900 FORTMLS
• 2026-01-13 Listed $359,900 FORTMLS

Property tax history

+6.1%/yr

Latest (2025): $108 · +32.2% YoY. Source: county tax records.