10804 Glenhurst St · Fort Myers, FL 33913

$449,000

2 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 68 Days on market

Built 2017 7,535 sqft lot Est $367k · 22% over $459/mo HOA · 10% of rent

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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).

• Cash flow +12.0/30.0
• 1% rule +4.8/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS POOL HOME IN BRIDGETOWN! MOVE IN READY 3 bedroom, 2 bath looks like a model and is located on a quiet cul-de-sac. Perfect for your Winter home, Investment or 1st time buyer. Upon entry, you'll step into the large great room perfect for entertaining. The open concept kitchen and dining room features stainless steal appliances, quartz counters, white cabinets with crown molding, a spacious island and a large pantry. Enjoy your very own custom heated pool from your lushly landscaped private screened lanai that overlooks a peaceful lake. The master suite offers a large walk-in closet, dual sinks and frameless shower. At the opposite end of the home, are 2 add'l guest bedrooms w/ a full guest bath and shower/tub. This home features modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and carpeting in the bedrooms. This home offers a 2 car garage with a generator outlet and overhead storage. The amenities at Bridgetown incl: 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to restaurants, shopping, FGCU, I-75, RSW Airport and more! Don't miss this one!!

Key facts

• Gated community
• Expansive island
• Lake views

Tags

• GATED COMMUNITY
• SCREENED-IN LANAI
• HEATED SALTWATER POOL
• LAKE VIEWS
• CHEF-INSPIRED KITCHEN
• EXPANSIVE ISLAND

Property features AI

Finance

• Financial info: Pets allowed: conditional (call for details)
• HOA & community: Homeowners association (quarterly fee); Association fees include management, internet, legal/accounting, grounds maintenance, pest control, recreation facilities, road maintenance, street lights, security, and trash; Community amenities: clubhouse, fitness center, pool, spa/hot tub, cabana, bocce court, pickleball, park, picnic/barbecue areas, sidewalks, library, management on site; Gated community with street lights; Community size: 974 units

Exterior

• Parking: Attached 2-car garage; Driveway (paved); Garage with door opener; Two covered parking spaces
• Security: Gated community; Security gate; Key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story home; Entry level: 1; Faces south; Has view (lake, north exposure noted)
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Lanai; Porch (screened); Sprinkler/irrigation system; Shutters (manual); Pond on lot; Sprinklers automatic

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Refrigerator; Refrigerator with ice maker; Kitchen island; Breakfast bar
• Bedrooms: Den (additional room); Screened porch (additional room)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Dual sinks; Family/dining room; Kitchen island; Living/dining room; Shower only; Separate shower; Cable TV available; Walk-in closets; Window treatments; High-speed internet available; Split bedroom floorplan; Single-hung windows
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $441k (1.8% below list).
• Recommended offer: $422k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: 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; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,411/mo this rent would consume 48% of the median local household income ($110k/yr) (locally 276% 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 $3k of loan paydown is wiped out by about $13k 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 68 days — a 6% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $422,060 (6.0% 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 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 0.98% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $366,848
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10836 Glenhurst St	0.06mi	2/2.0	1,582 (+10%)	9mo	$400,000	$253	72
10919 Glenhurst St	0.26mi	2/2.0	1,582 (+10%)	17mo	$405,500	$256	57

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-90,495
• Equity at exit: $66,947

10-year hold

• IRR: -24.2%
• Equity multiple: -0.04×
• Total profit: $-130,261
• Equity at exit: $38,821

Cash invested: $125,720 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 821
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $4,411 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$590 /mo · $7,080/yr
• Insurance: −$187
• HOA: −$459
• Vacancy / Maint / Mgmt: −$926
• Net cashflow: $-106

Break-even live

Break-even rent $4,545

Max offer price $430,335

Occupancy floor 97%

Sensitivity live

Price	-10% $149	-5% $21	+0% $-106	+5% $-233	+10% $-360
Rent	-10% $-454	-5% $-280	+0% $-106	+5% $69	+10% $243
Rate	-1.0pp $120	-0.5pp $9	base $-106	+0.5pp $-222	+1.0pp $-340

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	16d	1	0.16mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	25d	1	0.16mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	25d	1	0.21mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	4d	1	0.22mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	25d	1	0.24mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	5d	23	0.30mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	25d	1	0.31mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	25d	1	0.41mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	23d	1	0.50mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	16d	1	0.60mi
11869 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1646	$5,000	$3.04	25d	1	0.65mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	0.83mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	17d	1	0.87mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	17d	1	1.02mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	25d	1	1.02mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	1.08mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	1.08mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	1.10mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	1.10mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	1.14mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	5d	1	1.16mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	1.16mi
13068 Georges Cay Pl Fort Myers, FL	3.0	2.5	1590	$2,900	$1.82	16d	1	1.18mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	1.18mi
13071 Georges Cay Pl Fort Myers, FL	3.0	3.0	1600	$3,800	$2.38	25d	1	1.19mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	1.19mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	25d	1	1.20mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	25d	1	1.24mi
13104 Georges Cay Pl Fort Myers, FL	3.0	2.5	1590	$3,100	$1.95	25d	1	1.24mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	25d	1	1.25mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	1.25mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	1.25mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	1.27mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	1.31mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	1.32mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	1.34mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	1.36mi
10900 Legacy Gateway Cir Fort Myers, FL	1.0–3.0	1.0–2.5	1115	$1,962	$1.76	3d	36	1.37mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	1.40mi
12171 Summergate Cir #102 Fort Myers, FL	2.0	2.0	978	$1,500	$1.53	25d	1	1.41mi

HOA detail

• Monthly dues: $459 · $5,508/yr
• Likely covers: poolgym

Listing history 42 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   price $449,000
3. 2026-03-28
   price $464,000
4. 2026-02-19
   listed $474,000 Active
5. 2023-08-02
   soldstatus $515,000
6. 2023-07-27
   soldstatus $515,000 Closed 1161-char remark

   Show marketing remark (1161 chars)

   GORGEOUS POOL HOME IN BRIDGETOWN! MOVE IN READY 3 bedroom, 2 bath looks like a model and is located on a quiet cul-de-sac. Perfect for your Winter home, Investment or 1st time buyer. Upon entry, you'll step into the large great room perfect for entertaining. The open concept kitchen and dining room features stainless steal appliances, quartz counters, white cabinets with crown molding, a spacious island and a large pantry. Enjoy your very own custom heated pool from your lushly landscaped private screened lanai that overlooks a peaceful lake. The master suite offers a large walk-in closet, dual sinks and frameless shower. At the opposite end of the home, are 2 add'l guest bedrooms w/ a full guest bath and shower/tub. This home features modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and carpeting in the bedrooms. This home offers a 2 car garage with a generator outlet and overhead storage. The amenities at Bridgetown incl: 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to restaurants, shopping, FGCU, I-75, RSW Airport and more! Don't miss this one!!

7. 2023-06-17
   status Pending 1161-char remark

   Show marketing remark (1161 chars)

   GORGEOUS POOL HOME IN BRIDGETOWN! MOVE IN READY 3 bedroom, 2 bath looks like a model and is located on a quiet cul-de-sac. Perfect for your Winter home, Investment or 1st time buyer. Upon entry, you'll step into the large great room perfect for entertaining. The open concept kitchen and dining room features stainless steal appliances, quartz counters, white cabinets with crown molding, a spacious island and a large pantry. Enjoy your very own custom heated pool from your lushly landscaped private screened lanai that overlooks a peaceful lake. The master suite offers a large walk-in closet, dual sinks and frameless shower. At the opposite end of the home, are 2 add'l guest bedrooms w/ a full guest bath and shower/tub. This home features modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and carpeting in the bedrooms. This home offers a 2 car garage with a generator outlet and overhead storage. The amenities at Bridgetown incl: 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to restaurants, shopping, FGCU, I-75, RSW Airport and more! Don't miss this one!!

8. 2023-06-16
   listed $539,000 Active 1161-char remark

   Show marketing remark (1161 chars)

   GORGEOUS POOL HOME IN BRIDGETOWN! MOVE IN READY 3 bedroom, 2 bath looks like a model and is located on a quiet cul-de-sac. Perfect for your Winter home, Investment or 1st time buyer. Upon entry, you'll step into the large great room perfect for entertaining. The open concept kitchen and dining room features stainless steal appliances, quartz counters, white cabinets with crown molding, a spacious island and a large pantry. Enjoy your very own custom heated pool from your lushly landscaped private screened lanai that overlooks a peaceful lake. The master suite offers a large walk-in closet, dual sinks and frameless shower. At the opposite end of the home, are 2 add'l guest bedrooms w/ a full guest bath and shower/tub. This home features modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and carpeting in the bedrooms. This home offers a 2 car garage with a generator outlet and overhead storage. The amenities at Bridgetown incl: 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to restaurants, shopping, FGCU, I-75, RSW Airport and more! Don't miss this one!!

9. 2022-11-22
   soldstatus $539,000
10. 2022-11-18
    soldstatus $539,000 Sold 1165-char remark

    Show marketing remark (1165 chars)

    This impeccably maintained, MOVE IN READY 3 bedroom, 2 bath pool home shows like a model and is located on a quiet cul-de-sac in the sought-after Bridgetown neighborhood in The Plantation. Upon entry, you are greeted by the large great room perfect for entertaining and dining room that flows into the bright spacious kitchen with Whirlpool stainless appliances, light quartz counters, white wood cabinets with crown molding, a spacious island and a large pantry. Enjoy the gorgeous custom heated salt water pool from your lushly landscaped private screen lanai that overlooks a tranquil lake. The master suite features a huge walk-in closet, dual sink vanity and frameless shower enclosure. Two additional guest bedrooms with a full guest bath with shower/tub. 8 foot doors, modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and nearly new plush carpeting in the bedrooms. Extended 2 car garage with overhead storage for all your extras. Bridgetown amenities include 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to RSW Airport, Restaurants, Shopping, Beaches and more.

11. 2022-10-22
    status Pending With Contingencies 1165-char remark

    Show marketing remark (1165 chars)

    This impeccably maintained, MOVE IN READY 3 bedroom, 2 bath pool home shows like a model and is located on a quiet cul-de-sac in the sought-after Bridgetown neighborhood in The Plantation. Upon entry, you are greeted by the large great room perfect for entertaining and dining room that flows into the bright spacious kitchen with Whirlpool stainless appliances, light quartz counters, white wood cabinets with crown molding, a spacious island and a large pantry. Enjoy the gorgeous custom heated salt water pool from your lushly landscaped private screen lanai that overlooks a tranquil lake. The master suite features a huge walk-in closet, dual sink vanity and frameless shower enclosure. Two additional guest bedrooms with a full guest bath with shower/tub. 8 foot doors, modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and nearly new plush carpeting in the bedrooms. Extended 2 car garage with overhead storage for all your extras. Bridgetown amenities include 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to RSW Airport, Restaurants, Shopping, Beaches and more.

12. 2022-09-09
    listed $545,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    This impeccably maintained, MOVE IN READY 3 bedroom, 2 bath pool home shows like a model and is located on a quiet cul-de-sac in the sought-after Bridgetown neighborhood in The Plantation. Upon entry, you are greeted by the large great room perfect for entertaining and dining room that flows into the bright spacious kitchen with Whirlpool stainless appliances, light quartz counters, white wood cabinets with crown molding, a spacious island and a large pantry. Enjoy the gorgeous custom heated salt water pool from your lushly landscaped private screen lanai that overlooks a tranquil lake. The master suite features a huge walk-in closet, dual sink vanity and frameless shower enclosure. Two additional guest bedrooms with a full guest bath with shower/tub. 8 foot doors, modern lighting and ceiling fans, a neutral color palate, plank tile flooring in all common areas and and nearly new plush carpeting in the bedrooms. Extended 2 car garage with overhead storage for all your extras. Bridgetown amenities include 2 pools, spa, fitness center, tennis & pickleball, bocce and community room. Close to RSW Airport, Restaurants, Shopping, Beaches and more.

13. 2020-04-17
    soldstatus $311,000 Closed
14. 2020-02-05
    status Pending
15. 2020-01-20
    price $318,000
16. 2020-01-14
    listed $329,999 Active
17. 2019-11-23
    historical
18. 2019-11-16
    price $318,999
19. 2019-11-09
    price $319,099
20. 2019-10-26
    price $319,199
21. 2019-10-18
    price $319,299
22. 2019-10-11
    price $319,399
23. 2019-09-27
    price $319,499
24. 2019-09-13
    price $319,599
25. 2019-09-06
    price $319,699
26. 2019-09-01
    price $319,799
27. 2019-08-23
    price $319,899
28. 2019-08-13
    price $319,999
29. 2019-08-10
    price $323,999
30. 2019-08-03
    price $324,999
31. 2019-08-02
    price $329,299
32. 2019-07-26
    price $329,399
33. 2019-07-19
    price $329,499
34. 2019-07-13
    price $329,599
35. 2019-07-06
    price $329,699
36. 2019-06-29
    price $329,799
37. 2019-06-21
    price $329,899
38. 2019-05-24
    price $329,900
39. 2019-05-17
    price $339,700
40. 2019-05-10
    price $339,800
41. 2019-05-03
    price $339,900
42. 2019-04-11
    listed $342,000 Active

ⓘ 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: $7,080 · $590/mo
• Projected year-2 tax: $7,080 · $590/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 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

Taxation est. · year 1

• Rental income: $52,937
• − Mortgage interest: −$25,151
• − Property taxes: −$7,080
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,235
• − Management: −$4,235
• − HOA: −$5,508
• − Depreciation: −$13,062
• Taxable loss: −$8,579
• Est. tax savings @ 24.0%: +$2,059
• After-tax cash flow: $791/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): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (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

+31.3% since first listed

42 events — show timeline

• 2026-04-30 Pending — FORTMLS
• 2026-04-15 Price Changed $449,000 FORTMLS
• 2026-03-28 Price Changed $464,000 FORTMLS
• 2026-02-19 Listed $474,000 FORTMLS
• 2023-08-02 Sold (Public Records) $515,000 Public Records
• 2023-07-27 Sold (MLS) $515,000 FORTMLS
• 2023-06-17 Pending — FORTMLS
• 2023-06-16 Listed $539,000 FORTMLS
• 2022-11-22 Sold (Public Records) $539,000 Public Records
• 2022-11-18 Sold (MLS) $539,000 BEARMLS
• 2022-10-22 Pending — BEARMLS
• 2022-09-09 Listed $545,000 BEARMLS
• 2020-04-17 Sold (MLS) $311,000 FORTMLS
• 2020-02-05 Pending — FORTMLS
• 2020-01-20 Price Changed $318,000 FORTMLS
• 2020-01-14 Listed $329,999 FORTMLS
• 2019-11-23 Listing Removed — FORTMLS
• 2019-11-16 Price Changed $318,999 FORTMLS
• 2019-11-09 Price Changed $319,099 FORTMLS
• 2019-10-26 Price Changed $319,199 FORTMLS
• 2019-10-18 Price Changed $319,299 FORTMLS
• 2019-10-11 Price Changed $319,399 FORTMLS
• 2019-09-27 Price Changed $319,499 FORTMLS
• 2019-09-13 Price Changed $319,599 FORTMLS
• 2019-09-06 Price Changed $319,699 FORTMLS
• 2019-09-01 Price Changed $319,799 FORTMLS
• 2019-08-23 Price Changed $319,899 FORTMLS
• 2019-08-13 Price Changed $319,999 FORTMLS
• 2019-08-10 Price Changed $323,999 FORTMLS
• 2019-08-03 Price Changed $324,999 FORTMLS
• 2019-08-02 Price Changed $329,299 FORTMLS
• 2019-07-26 Price Changed $329,399 FORTMLS
• 2019-07-19 Price Changed $329,499 FORTMLS
• 2019-07-13 Price Changed $329,599 FORTMLS
• 2019-07-06 Price Changed $329,699 FORTMLS
• 2019-06-29 Price Changed $329,799 FORTMLS
• 2019-06-21 Price Changed $329,899 FORTMLS
• 2019-05-24 Price Changed $329,900 FORTMLS
• 2019-05-17 Price Changed $339,700 FORTMLS
• 2019-05-10 Price Changed $339,800 FORTMLS
• 2019-05-03 Price Changed $339,900 FORTMLS
• 2019-04-11 Listed $342,000 FORTMLS

Property tax history

+43.3%/yr

Latest (2025): $7,080 · -4.5% YoY. Source: county tax records.