8887 Falcon Pointe Loop · Fort Myers, FL 33912

$375,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 4 Days on market

Built 2004 6,751 sqft lot Est $399k · 6% under $145/mo HOA · 5% of rent

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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).

• ARV discount +10.2/15.0
• Cash flow +8.2/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom, 2-bathroom home located in the highly desirable Danforth Lakes community. Offering the perfect blend of comfort and convenience, this property is ideal for both full-time living and seasonal enjoyment. Step inside to discover a bright and open floor plan designed for modern living, with spacious bedrooms and a well-appointed kitchen that flows seamlessly into the main living and dining areas. Enjoy Florida living at its finest with your private screened-in, heated swimming pool—perfect for relaxing or entertaining year-round in a peaceful, tropical setting. Conveniently situated just minutes from shopping, dining, and major convenience

Key facts

• Turnkey opportunity
• 6,751 sq ft lot
• 2 garage spots

Tags

• DANFORTH LAKES COMMUNITY
• TURNKEY OPPORTUNITY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fee ($145); Association management included; Community amenities: Clubhouse, Pool, Management; Community features: Tennis courts

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces north; Resale property; Property type: Detached (single unit)
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Private road frontage; Private maintained road; Rectangular lot; South exposure; Municipal irrigation

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Freezer; Refrigerator; Refrigerator with ice maker
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cathedral ceilings; Bathtub; Separate shower; Dual sinks; Eat-in kitchen; Pantry; Living/dining room; Cable TV; Casement windows; Furnished
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (21.8% below list).
• Recommended offer: $293k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 flat; 305 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 34% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,077 (21.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $398,898
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8772 Fawn Ridge Dr	0.16mi	3/2.0	1,819 (+14%)	22mo	$435,000	$239	51
8503 Manderston Ct	0.53mi	2/2.0 (-1)	1,565 (-2%)	22mo	$389,000	$249	48

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.15×
• Total profit: $-89,276
• Equity at exit: $55,914

10-year hold

• IRR: -30.1%
• Equity multiple: -0.24×
• Total profit: $-129,964
• Equity at exit: $32,423

Cash invested: $105,000 (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 33912

• Rents YoY: 0.9%
• Active inventory: 305
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,931 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$403 /mo · $4,838/yr
• Insurance: −$156
• HOA: −$145
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-356

Break-even live

Break-even rent $3,381

Max offer price $312,177

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-249	+0% $-356	+5% $-462	+10% $-568
Rent	-10% $-587	-5% $-471	+0% $-356	+5% $-240	+10% $-124
Rate	-1.0pp $-167	-0.5pp $-260	base $-356	+0.5pp $-453	+1.0pp $-552

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12790 Meadow Hawk Dr Fort Myers, FL	3.0	2.0	1905	$2,800	$1.47	16d	1	0.18mi
12986 Kedleston Cir Fort Myers, FL	3.0	2.0	1931	$3,200	$1.66	25d	1	0.35mi
9281 Triana Ter #1 Fort Myers, FL	3.0	2.0	1826	$8,500	$4.65	25d	1	0.43mi
12531 Villagio Way Fort Myers, FL	3.0	2.0	1913	$8,500	$4.44	25d	1	0.52mi
11907 Nalda St #11906 Fort Myers, FL	4.0	2.5	2005	$7,500	$3.74	25d	1	0.79mi
8753 Melosia St #8206 Fort Myers, FL	2.0	2.5	1361	$6,200	$4.56	25d	1	0.80mi
11908 Izarra Way #7003 Fort Myers, FL	2.0	2.0	1340	$2,300	$1.72	17d	1	0.86mi
11908 Izarra Way #7005 Fort Myers, FL	3.0	2.5	1637	$5,500	$3.36	25d	1	0.86mi
11846 Nalda St Fort Myers, FL	2.0	2.5	1697	$3,000	$1.77	17d	1	0.86mi
11850 Liana St #9001 Fort Myers, FL	3.0	2.5	1674	$6,500	$3.88	25d	1	0.87mi
11875 Izarra Way #8711 Fort Myers, FL	2.0	2.5	1452	$6,000	$4.13	25d	1	0.89mi
11845 Palba Way #7301 Fort Myers, FL	3.0	2.5	2026	$5,900	$2.91	25d	1	0.95mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	15d	1	0.95mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	4d	1	0.95mi
8663 Olinda Way #7507 Fort Myers, FL	2.0	2.5	1452	$2,500	$1.72	25d	1	0.98mi
11907 Adoncia Way #3002 Fort Myers, FL	3.0	2.5	1637	$2,600	$1.59	25d	1	0.98mi
11907 Adoncia Way #3005 Fort Myers, FL	3.0	2.0	1722	$2,800	$1.63	3d	1	0.98mi
11830 Paseo Grande Blvd #4607 Fort Myers, FL	2.0	2.5	1345	$2,200	$1.64	25d	1	1.01mi
11880 Adoncia Way Fort Myers, FL	2.0	2.0	1145	$2,100	$1.83	4d	1	1.02mi
8320 Esperanza St #1608 Fort Myers, FL	2.0	2.5	1345	$2,200	$1.64	25d	1	1.02mi
8471 Olinda Way #3708 Fort Myers, FL	2.0	2.5	1350	$6,000	$4.44	25d	1	1.06mi
11761 Adoncia Way #3907 Fort Myers, FL	2.0	2.0	1435	$7,470	$5.21	20d	1	1.11mi
12840 Dornoch Ct Fort Myers, FL	2.0	2.5	1690	$2,200	$1.30	25d	1	1.16mi
11869 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1646	$5,000	$3.04	25d	1	1.17mi
8808 Cypress Preserve Pl Fort Myers, FL	3.0	2.0	2250	$2,900	$1.29	4d	1	1.23mi
12500 Cold Stream Dr #305 Fort Myers, FL	2.0	2.0	1140	$3,500	$3.07	25d	1	1.23mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	3d	1	1.34mi
11617 Lakewood Preserve Pl Fort Myers, FL	3.0	2.5	2242	$3,100	$1.38	17d	1	1.43mi
8309 Adelio Ln Fort Myers, FL	3.0	2.0	1809	$6,500	$3.59	4d	1	1.44mi
11593 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1985	$2,800	$1.41	25d	1	1.45mi
13633 Admiral Ct Fort Myers, FL	3.0	2.0	1547	$2,500	$1.62	25d	1	1.48mi
13337 Tall Grass Ct Unit 1 Fort Myers, FL	3.0	2.5	1646	$2,250	$1.37	20d	1	1.49mi

HOA detail

• Monthly dues: $145 · $1,740/yr
• Likely covers: pool

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-01
   listed $375,000 Active
3. 1994-07-01
   soldstatus $1,280,000

ⓘ 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: $4,838 · $403/mo
• Projected year-2 tax: $4,838 · $403/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $35,169
• − Mortgage interest: −$21,006
• − Property taxes: −$4,838
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$1,740
• − Depreciation: −$10,909
• Taxable loss: −$10,826
• Est. tax savings @ 24.0%: +$2,598
• After-tax cash flow: $-1,669/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

• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,533
• Household income: $103,194
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 292.0

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 8% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -180.73%
• Current HPI: 226.7102
• Rent YoY: ▲ 0.94%
• 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

-70.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — FORTMLS
• 2026-04-01 Listed $375,000 FORTMLS
• 1994-07-01 Sold (Public Records) $1,280,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $4,838 · +2.8% YoY. Source: county tax records.