10285 Via Colomba Cir · Fort Myers, FL 33966

$286,000

3 bd · 3.0 ba · 1,942 sqft · SingleFamily public records · 76 Days on market

Built 2017 1,629 sqft lot $780/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning lake views, nearly 2,000 sq ft, and an unbeatable location — this 3-bed, 2.5-bath townhome in Marbella is a must-see. Built in 2016, the open main floor features a granite kitchen with stainless steel appliances, flowing into a dining and living area with screened lanai access. Upstairs offers a spacious primary suite with two walk-in closets and en-suite bath, two additional bedrooms, and in-unit laundry. Extras include a 1-car garage, community pool, hot tub, sauna, and fitness center — all minutes from major shopping and dining. Building exterior freshly painted in early 2026. Currently tenant-occupied through April 30, 2026.

Key facts

• Lake views
• Walk-in closets
• In-unit laundry

Tags

• LAKE VIEWS
• GRANITE KITCHEN
• STAINLESS STEEL APPLIANCES
• SCREENED LANAI ACCESS
• WALK-IN CLOSETS
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Community of 216 units
• Financial info: Pets allowed with conditions; contact for details
• HOA & community: Homeowners association with quarterly fee; Community amenities include clubhouse, fitness center, pool, billiard room, business center, and management

Exterior

• Parking: Assigned attached garage with 1 covered space (total 1 garage space); Two parking spaces assigned
• Security: Gated community
• Utilities: Cable available; Public water; Public sewer and private sewer connections
• Home design: 2 stories; Resale property; Faces north
• Construction: Brick, block, concrete, and stucco construction; Tile roof
• Exterior features: Water feature on property; Open porch

Interior

• Kitchen: Trash compactor
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric)
• Interior features: Sliding windows; Dual sinks; Living/dining room; Shower only; Separate shower; Upper-level primary; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $286k).
• Recommended offer: $269k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (-5.3%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,784/mo this rent would consume 68% of the median local household income ($85k/yr) (locally 539% 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 $9k 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 76 days — a 6% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $132k; list at $286k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.83×
• Total profit: $-13,673
• Equity at exit: $42,644

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-3,920
• Equity at exit: $24,728

Cash invested: $80,080 (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 33966

• Home prices YoY: -24.2%
• Rents YoY: -5.3%
• Active inventory: 181
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $4,784 high
• Mortgage (P&I): −$1,500
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$119
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$780
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $722

Break-even live

Break-even rent $3,870

Max offer price $286,000

Occupancy floor 80%

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10246 Via Colomba Cir Fort Myers, FL	3.0	2.5	2350	$2,395	$1.02	23d	1	0.01mi
10281 Via Colomba Cir Fort Myers, FL	3.0	2.5	1934	$2,100	$1.09	3d	1	0.03mi
8892 Via Isola Ct Fort Myers, FL	3.0	2.5	1942	$2,000	$1.03	14d	1	0.09mi
10020 Via Colomba Cir Fort Myers, FL	3.0	2.5	1942	$2,100	$1.08	23d	1	0.17mi
10028 Via Colomba Cir Fort Myers, FL	3.0	2.5	1942	$2,250	$1.16	23d	1	0.18mi
9851 6 Mile Cypress Pkwy Fort Myers, FL	3.0	1.0–2.0	1040	$2,437	$2.34	2d	42	0.27mi
7922 Dani Dr Fort Myers, FL	1.0–3.0	1.0–2.0	981	$2,023	$2.06	1d	32	0.35mi
4795 Cypress Gardens Loop Fort Myers, FL	1.0–3.0	1.0–2.0	1093	$2,801	$2.56	10d	12	0.61mi
10356 White Palm Way Fort Myers, FL	2.0	2.0	1667	$8,000	$4.80	23d	1	0.63mi
10072 Oakhurst Way Fort Myers, FL	2.0	2.0	1511	$7,400	$4.90	23d	1	0.67mi
10074 Oakhurst Way Fort Myers, FL	3.0	2.0	1727	$7,500	$4.34	23d	1	0.68mi
10381 McArthur Palm Ln #2723 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	23d	1	0.72mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	19d	1	0.73mi
4701 Mirage Bay Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1067	$2,179	$2.04	23d	14	0.74mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	23d	1	0.75mi
10960 Cherry Laurel Dr Fort Myers, FL	4.0	3.0	2032	$4,000	$1.97	23d	1	0.77mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	23d	1	0.77mi
10401 McArthur Palm Ln #2523 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	23d	1	0.80mi
4633 Mystic Blue Way Fort Myers, FL	3.0	2.5	2234	$3,200	$1.43	23d	1	0.80mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	23d	1	0.81mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	23d	1	0.83mi
8076 Queen Palm Ln #437 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	23d	1	0.99mi
4048 Cherrybrook Loop Fort Myers, FL	3.0	2.5	1876	$2,400	$1.28	23d	1	0.99mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	1.02mi
4420 Waterscape Ln Fort Myers, FL	2.0	2.0	1525	$2,395	$1.57	23d	1	1.02mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	1.03mi
4590 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1000	$1,844	$1.84	23d	59	1.04mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	1.06mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	23d	1	1.06mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	1.06mi
9453 River Otter Dr Fort Myers, FL	4.0	3.0	2032	$2,995	$1.47	3d	1	1.07mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	23d	1	1.13mi
10361 Butterfly Palm Dr #745 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	23d	1	1.17mi
11072 Esteban Dr Fort Myers, FL	3.0	3.0	1875	$7,250	$3.87	23d	1	1.18mi
10391 Butterfly Palm Dr #1036 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	23d	1	1.21mi
4732 Imperial Eagle Dr Fort Myers, FL	4.0	3.0	1920	$11,000	$5.73	23d	1	1.30mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	23d	1	1.30mi
8309 Adelio Ln Fort Myers, FL	3.0	2.0	1809	$6,500	$3.59	3d	1	1.33mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	23d	1	1.35mi
3100 Champion Ring Rd Fort Myers, FL	1.0–3.0	1.0–2.0	947	$2,081	$2.20	3d	19	1.36mi

HOA detail

• Monthly dues: $780 · $9,360/yr
• Likely covers: poolgym

Listing history 14 events

1. 2026-06-17
   days on market $286,000 Active 76 DOM
2. 2026-06-16
   days on market $286,000 Active 75 DOM
3. 2026-06-15
   days on market $286,000 Active 74 DOM
4. 2026-06-13
   days on market $286,000 Active 72 DOM
5. 2026-06-10
   days on market $286,000 Active 69 DOM
6. 2026-06-09
   days on market $286,000 Active 68 DOM
7. 2026-06-07
   days on market $286,000 Active 66 DOM
8. 2026-06-03
   days on market $286,000 Active 62 DOM
9. 2026-06-02
   days on market $286,000 Active 61 DOM
10. 2026-06-01
    days on market $286,000 Active 60 DOM
11. 2026-06-01
    days on market $286,000 Active 59 DOM
12. 2026-04-01
    listed $286,000 Active
13. 2025-01-28
    listed $2,300
14. 2016-09-16
    soldstatus $132,000

ⓘ 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: $2,785 · $232/mo
• Projected year-2 tax: $2,785 · $232/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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

Taxation est. · year 1

• Rental income: $57,404
• − Mortgage interest: −$16,020
• − Property taxes: −$2,785
• − Insurance: −$6,548
• − Repairs & maintenance: −$4,592
• − Management: −$4,592
• − HOA: −$9,360
• − Depreciation: −$8,320
• Taxable income: $5,186
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $7,414/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): 12,513
• Household income: $84,965
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 539.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 15% Hispanic / Latino 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 4% Romanian 3% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -70.16%
• Current HPI: 219.1188
• Rent YoY: ▼ -5.28%
• 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

+116.7% since first listed

3 events — show timeline

• 2026-04-01 Listed $286,000 FORTMLS
• 2025-01-28 Listed for Rent $2,300 REDFIN
• 2016-09-16 Sold (Public Records) $132,000 Public Records

Property tax history

+39.1%/yr

Latest (2025): $2,785 · +2.6% YoY. Source: county tax records.