2160 Faliron Rd · North Fort Myers, FL 33917

$222,500

2 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 74 Days on market

Built 1991 7,361 sqft lot Est $267k · 17% under $242/mo HOA · 8% of rent

---

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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The lowest priced home in Herons Glen Country Club just hit the market! This rare La Casita floor plan - one of only two in all of Herons Glen - delivers exceptional value in one of North Fort Myers' most sought-after active lifestyle communities. A charming courtyard-style entry welcomes you into a home that feels open, airy, and filled with natural light throughout its well-designed split two-bedroom, two-bath layout. The screened lanai at the rear of the home overlooks a large backyard, and the spacing between neighboring homes gives you extra privacy and elbow room. The roof and gutters were replaced in 2020, and the home sits outside of any flood zone, which means one less thing to wor

Key facts

• Large backyard
• Screened lanai
• Safety film applied

Tags

• COURTYARD STYLE ENTRY
• SCREENED LANAI
• LARGE BACKYARD
• ROOF AND GUTTERS REPLACED
• SAFETY FILM APPLIED
• STEPS FROM DRIVING RANGE

Property features AI

Finance

• Other: Community of approximately 1,300 units; Private paved road with private maintenance; Zoning: RPD
• Financial info: Pets allowed conditionally (call), maximum 3 pets
• HOA & community: Homeowners association (quarterly fee); Association fee includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights, security; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, putting greens, restaurant, billiards, library, hobby room, barbecue/picnic areas, sidewalks, trails, management

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener; 2 covered spaces
• Security: Gated community with guard; Security gate; Smoke detector(s)
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High speed internet available; Underground utilities
• Home design: Single-story home; Entry level 1; Faces west; Resale property; Exposure east
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Lanai; Porch; Screened porch; Sprinkler/irrigation; Sprinklers automatic; Community pool

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Refrigerator; Self-cleaning oven; Refrigerator with ice maker; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Built-in features; Eat-in kitchen; High ceilings; Pantry; Cable TV; Window treatments; High speed internet; Shower only (separate shower)
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $222k).
• Recommended offer: $209k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• 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 rising (+2.6%/yr); 841 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,221/mo this rent would consume 70% of the median local household income ($55k/yr) (locally 775% 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 $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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $222k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $209,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.45% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $266,963
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20621 Marathona Ct	0.35mi	2/2.0	1,140 (+2%)	23mo	$272,500	$239	58

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.24×
• Total profit: $14,879
• Equity at exit: $33,175

10-year hold

• IRR: 15.2%
• Equity multiple: 2.21×
• Total profit: $75,675
• Equity at exit: $19,238

Cash invested: $62,300 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 841
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,167
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$93
• HOA: −$242
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $816

Break-even live

Break-even rent $2,188

Max offer price $222,500

Occupancy floor 70%

Sensitivity live

Price	-10% $942	-5% $879	+0% $816	+5% $753	+10% $690
Rent	-10% $561	-5% $689	+0% $816	+5% $943	+10% $1,070
Rate	-1.0pp $928	-0.5pp $872	base $816	+0.5pp $758	+1.0pp $700

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	16d	1	0.18mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	0.30mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	22d	1	0.30mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	17d	1	0.30mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	25d	1	0.30mi
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	25d	1	0.37mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	25d	1	0.51mi
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	25d	1	1.18mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	25d	1	1.22mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	3d	1	1.40mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	3d	1	1.44mi
19414 Bermuda Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	3d	1	1.46mi

HOA detail

• Monthly dues: $242 · $2,904/yr

Listing history 7 events

1. 2026-05-16
   status Pending
2. 2026-03-25
   price $222,500
3. 2026-03-03
   listed $235,000 Active
4. 2003-04-10
   soldstatus $128,000
5. 2003-02-15
   listed $128,000
6. 1994-11-16
   soldstatus $28,900
7. 1991-05-17
   soldstatus $63,500

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/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 8/10 Severe
• 🌡 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: $38,651
• − Mortgage interest: −$12,463
• − Property taxes: −$2,726
• − Insurance: −$1,112
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − HOA: −$2,904
• − Depreciation: −$6,473
• Taxable income: $6,788
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $8,161/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+250.4% since first listed

7 events — show timeline

• 2026-05-16 Pending — FORTMLS
• 2026-03-25 Price Changed $222,500 FORTMLS
• 2026-03-03 Listed $235,000 FORTMLS
• 2003-04-10 Sold (Public Records) $128,000 Public Records
• 2003-02-15 Listed $128,000 FORTMLS
• 1994-11-16 Sold (Public Records) $28,900 Public Records
• 1991-05-17 Sold (Public Records) $63,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,726 · +3.0% YoY. Source: county tax records.