21543 Brixham Run Loop · Estero, FL 33928

$699,000

4 bd · 3.0 ba · 2,433 sqft · SingleFamily public records · 8 Days on market

Built 2002 6,220 sqft lot Est $530k · 32% over $232/mo HOA · 3% 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).

• Cash flow +19.3/30.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just listed at a great price! This single family home is ready for immediate occupancy with brand new carpet and fresh paint on all interior walls, doors and baseboards. Now is your chance to own a large two story 4 bed, 2.5 bath, pool home with excellent golf course views. Stoneybrook is situated in a convenient location in the gated community of Stoneybrook! Buyers are drawn to this community with its park like setting, owners enjoy the views of the public golf course and community lakes without being tied into high monthly fees. Relax and enjoy the view on your pool deck or the full length upstairs balcony. Stoneybrook is close to Coconut Point, Gulf Coast Town Center, Miromar Outlets, Germain Arena, Beaches and the airport. Estero is centrally located between Fort Myers and Naples. Amenities include: Basketball Court, Clubhouse, Community Center, Fitness Center, Library-Reading Room, Gated, Playground, Manned Gatehouse, Sport Court, In Line Skating Rink, Swimming Pool, Tennis Court, Tot Lot, Volleyball Court, Bocce Courts, Horseshoe Pits. The HOA Fee is Only $300 Quarterly!

Key facts

• Low hoa fees
• Gated setting
• Golf course views

Tags

• GOLF COURSE VIEWS
• PRIVATE OUTDOOR SPACE
• LOW HOA FEES
• GATED SETTING
• CLOSE PROXIMITY TO HERTZ ARENA

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with quarterly fee; Association fee includes cable TV, internet, road maintenance, street lights and security; Community amenities include clubhouse, fitness center, pool, playground, tennis courts, pickleball, basketball court, sport court, park, library, putting green(s), restaurant, sidewalks and golf course; Gated community; Golf community

Exterior

• Parking: Attached garage with 3 spaces; Driveway; Paved; Garage door opener; Golf cart garage; Two designated spaces covered
• Security: Security system; Smoke detectors
• Utilities: Cable available; High speed internet available; Sewer assessment paid; Water assessment paid
• Home design: Two-story home; Block, concrete and stucco construction; Shingle roof; Resale property; Northeast exposures
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Deck; Balcony; Lanai; Open patio; Patio; Porch; Screened porch; Outdoor kitchen; Outdoor grill / gas grill; Security/high impact doors; On golf course; Southwest facing; Has view

Interior

• Kitchen: Double oven; Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator; Refrigerator with ice maker; Separate ice machine; Icemaker; Freezer
• Bedrooms: Upper-level primary bedroom; Guest quarters
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Bidet
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Bar; Bathtub; Separate shower; Dual sinks; Walk-in closet(s); High speed internet available; Home office; Instant hot water; Smart home; Furnishing negotiable; Single hung windows; Shutters
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/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 $682k (2.5% below list).
• Recommended offer: $682k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.4% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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 soft (-1.4%/yr); 668 active listings in the ZIP; 16 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 $6,817/mo this rent would consume 80% of the median local household income ($103k/yr) (locally 606% 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 $5k of loan paydown is wiped out by about $21k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago 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 $300k; list at $699k implies a 133% 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; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $681,738 (2.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.98% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $530,394
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11451 Pembrook Run	0.28mi	4/3.0	2,528 (+4%)	1mo	$550,000	$218	80
21661 Windham Run	0.31mi	5/3.0 (+1)	2,704 (+11%)	23mo	$570,000	$211	43

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-84,497
• Equity at exit: $104,223

10-year hold

• IRR: -8.3%
• Equity multiple: 0.55×
• Total profit: $-88,089
• Equity at exit: $60,437

Cash invested: $195,720 (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 33928

• Rents YoY: -1.4%
• Active inventory: 668
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $6,817 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$431 /mo · $5,172/yr
• Insurance: −$291
• HOA: −$232
• Vacancy / Maint / Mgmt: −$1,432
• Net cashflow: $766

Break-even live

Break-even rent $5,848

Max offer price $699,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,162	-5% $964	+0% $766	+5% $568	+10% $370
Rent	-10% $227	-5% $497	+0% $766	+5% $1,035	+10% $1,304
Rate	-1.0pp $1,118	-0.5pp $944	base $766	+0.5pp $585	+1.0pp $400

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11533 Woodmount Ln Estero, FL	5.0	3.0	2664	$6,500	$2.44	24d	1	0.14mi
21489 Sheridan Run Estero, FL	3.0	2.0	1645	$10,000	$6.08	24d	1	0.28mi
21565 Windham Run Estero, FL	3.0	2.0	1947	$3,000	$1.54	24d	1	0.39mi
21301 S Branch Blvd Estero, FL	1.0–3.0	1.0–2.0	1510	$4,670	$3.09	2d	12	0.91mi
20271 Calice Ct #2304 Estero, FL	3.0	2.0	2009	$10,500	$5.23	24d	1	1.00mi
20240 Burnside Pl #1603 Estero, FL	3.0	2.5	1656	$5,995	$3.62	24d	1	1.06mi
20187 Buttermere Ct Estero, FL	3.0	3.0	2490	$10,995	$4.42	24d	1	1.21mi
10257 South Silver Palm Dr Estero, FL	5.0	3.0	2918	$3,500	$1.20	24d	1	1.24mi
20150 Seagrove St #2701 Estero, FL	3.0	2.5	1856	$2,895	$1.56	16d	1	1.25mi
9923 Springlake Cir Estero, FL	4.0	2.5	2541	$3,350	$1.32	24d	1	1.31mi
20112 Saraceno Dr Estero, FL	3.0	2.0	2107	$10,750	$5.10	24d	1	1.37mi
20099 Seadale Ct Estero, FL	3.0	2.0	2079	$5,500	$2.65	24d	1	1.40mi
10140 North Golden Elm Dr Estero, FL	3.0	2.0	1631	$2,500	$1.53	20d	1	1.43mi
20230 Estero Gardens Cir #206 Estero, FL	3.0	2.0	1828	$2,550	$1.39	24d	1	1.48mi
20057 Saraceno Dr Estero, FL	3.0	2.0	1848	$7,000	$3.79	24d	1	1.48mi
20053 Saraceno Dr Estero, FL	3.0	2.0	2045	$8,995	$4.40	24d	1	1.49mi

HOA detail

• Monthly dues: $232 · $2,784/yr
• Likely covers: poolgymsecurity

Listing history 23 events

1. 2026-06-18
   days on market $699,000 Active 8 DOM
2. 2026-06-17
   days on market $699,000 Active 7 DOM
3. 2026-06-16
   days on market $699,000 Active 6 DOM
4. 2026-06-15
   days on market $699,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on marketlisting id $699,000 Active 3 DOM
7. 2026-06-07
   days on market $715,000 Active 73 DOM
8. 2026-06-03
   days on market $715,000 Active 69 DOM
9. 2026-06-02
   days on market $715,000 Active 68 DOM
10. 2026-06-01
    days on market $715,000 Active 67 DOM
11. 2026-06-01
    days on market $715,000 Active 66 DOM
12. 2026-05-06
    status Active
13. 2026-03-07
    status Pending
14. 2026-01-20
    listed $715,000 Active
15. 2014-07-15
    soldstatus $299,900
16. 2014-07-11
    soldstatus $299,900 1097-char remark

    Show marketing remark (1097 chars)

    Just listed at a great price! This single family home is ready for immediate occupancy with brand new carpet and fresh paint on all interior walls, doors and baseboards. Now is your chance to own a large two story 4 bed, 2.5 bath, pool home with excellent golf course views. Stoneybrook is situated in a convenient location in the gated community of Stoneybrook! Buyers are drawn to this community with its park like setting, owners enjoy the views of the public golf course and community lakes without being tied into high monthly fees. Relax and enjoy the view on your pool deck or the full length upstairs balcony. Stoneybrook is close to Coconut Point, Gulf Coast Town Center, Miromar Outlets, Germain Arena, Beaches and the airport. Estero is centrally located between Fort Myers and Naples. Amenities include: Basketball Court, Clubhouse, Community Center, Fitness Center, Library-Reading Room, Gated, Playground, Manned Gatehouse, Sport Court, In Line Skating Rink, Swimming Pool, Tennis Court, Tot Lot, Volleyball Court, Bocce Courts, Horseshoe Pits. The HOA Fee is Only $300 Quarterly!

17. 2014-05-07
    listed $299,900 1097-char remark

    Show marketing remark (1097 chars)

    Just listed at a great price! This single family home is ready for immediate occupancy with brand new carpet and fresh paint on all interior walls, doors and baseboards. Now is your chance to own a large two story 4 bed, 2.5 bath, pool home with excellent golf course views. Stoneybrook is situated in a convenient location in the gated community of Stoneybrook! Buyers are drawn to this community with its park like setting, owners enjoy the views of the public golf course and community lakes without being tied into high monthly fees. Relax and enjoy the view on your pool deck or the full length upstairs balcony. Stoneybrook is close to Coconut Point, Gulf Coast Town Center, Miromar Outlets, Germain Arena, Beaches and the airport. Estero is centrally located between Fort Myers and Naples. Amenities include: Basketball Court, Clubhouse, Community Center, Fitness Center, Library-Reading Room, Gated, Playground, Manned Gatehouse, Sport Court, In Line Skating Rink, Swimming Pool, Tennis Court, Tot Lot, Volleyball Court, Bocce Courts, Horseshoe Pits. The HOA Fee is Only $300 Quarterly!

18. 2007-12-19
    soldstatus $326,500
19. 2007-12-18
    soldstatus $326,500 414-char remark

    Show marketing remark (414 chars)

    (marquee)(B)(font face = VERANDA)(font color = blue)(font size = 8)POPULAR ESTERO FLORIDA! GOLF COURSE LOT - POOL HOME - 3 CAR GARAGE(/b)(/marquee)Well maintained - ready for immediate occupancy. Upgrades include oversize master sutie, crown moulding, screened veranda off second floor overlooking Golf Course. Relocation addendums must accompany all offers! ALL FEES SUBJECT TO VERIFICATION BY MANAGEMENT COMPANY.

20. 2007-12-12
    price $355,000 414-char remark

    Show marketing remark (414 chars)

    (marquee)(B)(font face = VERANDA)(font color = blue)(font size = 8)POPULAR ESTERO FLORIDA! GOLF COURSE LOT - POOL HOME - 3 CAR GARAGE(/b)(/marquee)Well maintained - ready for immediate occupancy. Upgrades include oversize master sutie, crown moulding, screened veranda off second floor overlooking Golf Course. Relocation addendums must accompany all offers! ALL FEES SUBJECT TO VERIFICATION BY MANAGEMENT COMPANY.

21. 2007-09-13
    soldstatus $395,000
22. 2007-07-19
    historical
23. 2007-07-17
    listed $405,000

ⓘ 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: $5,172 · $431/mo
• Projected year-2 tax: $5,802 · $483/mo
• Expected delta: +$630/yr (+$52/mo · 12.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,809
• − Mortgage interest: −$39,155
• − Property taxes: −$5,172
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,545
• − Management: −$6,545
• − HOA: −$2,784
• − Depreciation: −$20,335
• Taxable loss: −$2,221
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $9,723/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

+76.5% since first listed

12 events — show timeline

• 2026-05-06 Relisted — FORTMLS
• 2026-03-07 Pending — FORTMLS
• 2026-01-20 Listed $715,000 FORTMLS
• 2014-07-15 Sold (Public Records) $299,900 Public Records
• 2014-07-11 Sold (MLS) $299,900 NAPLESMLS
• 2014-05-07 Listed $299,900 NAPLESMLS
• 2007-12-19 Sold (Public Records) $326,500 Public Records
• 2007-12-18 Sold (MLS) $326,500 FORTMLS
• 2007-12-12 Price Changed $355,000 FORTMLS
• 2007-09-13 Sold (Public Records) $395,000 Public Records
• 2007-07-19 Listing Removed — FORTMLS
• 2007-07-17 Listed $405,000 FORTMLS

Property tax history

-0.2%/yr

Latest (2025): $5,172 · +3.0% YoY. Source: county tax records.