10051 Mimosa Silk Dr · Fort Myers, FL 33913

$444,000

3 bd · 3.0 ba · 2,188 sqft · SingleFamily public records · 29 Days on market

Built 2010 6,403 sqft lot Est $484k · 8% under $400/mo HOA · 9% of rent

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +11.2/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Best value with a pool!!!! (One or more photo(s) has been virtually staged, AI generated or rendered). Welcome to the highly sought-after Lilac model in Botanica Lakes, offering nearly 2,200 square feet of living space with 3 bedrooms + den, 3 full bathrooms, and a 2-car garage, perfectly situated on a large corner lot cul de sac. This beautifully maintained home features a large open floor plan. Guests will love the privacy of this plan . .. with each guest room having a private bath close by! The den/office, with french doors opening to the foyer, make it an ideal multi-purpose room. Step outside to your spacious

Key facts

• Fitness center
• Pickleball courts
• Large corner lot

Tags

• LARGE CORNER LOT
• SPACIOUS LANAI
• COMMUNITY POOL
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Property type: Residential; Zoning: SDA; Lot is regular with dimensions reported by property appraiser; Irrigation uses reclaimed water; Restrictions: Architectural
• HOA & community: Mandatory HOA (professional management); HOA fee $400 monthly (total annual recurring fees $4,800); One-time fees $475; HOA maintenance covers irrigation water, lawn/land maintenance, pest control (exterior), street lights, trash removal, legal/accounting, manager; Community amenities include basketball, community park, community pool, community room, exercise room, pickleball, sidewalks, tennis court; Gated community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story / ranch; Built in 2010; Rear exposure faces southwest; Located in Botanica Lakes (gated community)
• Construction: Concrete block construction; Tile roof; Stucco finish; Built in 2010
• Exterior features: Patio; Below-ground private pool; Shutters (manual); Double-hung windows; Stucco exterior; Preserve view; Paved road access

Interior

• Kitchen: Island; Pantry; Electric cooktop; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: French doors; Vaulted ceilings; Window coverings; Great room floor plan; Den / study; Laundry in residence; Auto garage door opener; 4 ceiling fans; Furnished negotiable
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $444k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $444k).
• Recommended offer: $437k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 811 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); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,502/mo this rent would consume 49% 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 29 days — a 2% lower offer ($437k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $437,340 (1.5% 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $483,548
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11548 Lakewood Preserve Pl	0.27mi	3/2.5	2,242 (+2%)	2mo	$490,000	$219	79
11520 Foxbriar Ln	0.25mi	3/2.5	2,242 (+2%)	5mo	$490,000	$219	78
11581 Riverstone Ln	0.30mi	3/2.5	2,242 (+2%)	4mo	$495,000	$221	77
11530 Foxbriar Ln	0.27mi	3/2.5	2,242 (+2%)	6mo	$445,000	$198	76
11643 Riverstone Ln	0.29mi	3/2.5	2,242 (+2%)	7mo	$390,000	$174	74
11087 Sparkleberry Dr	0.37mi	3/3.0	2,169 (-1%)	17mo	$489,000	$225	67
11800 Meadowrun Cir	0.43mi	2/2.0 (-1)	2,104 (-4%)	2mo	$550,000	$261	63
11108 Laughton Cir	0.63mi	2/2.0 (-1)	2,153 (-2%)	17mo	$615,000	$286	45
10267 Smokebush Ct	0.42mi	4/3.0 (+1)	2,484 (+14%)	15mo	$675,000	$272	40

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: -10.9%
• Equity multiple: 0.62×
• Total profit: $-47,814
• Equity at exit: $66,202

10-year hold

• IRR: -5.7%
• Equity multiple: 0.67×
• Total profit: $-40,743
• Equity at exit: $38,389

Cash invested: $124,320 (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: 811
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $4,502 high
• Mortgage (P&I): −$2,328
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$185
• HOA: −$400
• Vacancy / Maint / Mgmt: −$946
• Net cashflow: $561

Break-even live

Break-even rent $3,793

Max offer price $444,000

Occupancy floor 83%

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: $111,000
• Closing costs: $13,320
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	23d	1	0.21mi
11654 Riverstone Ln Fort Myers, FL	4.0	4.0	2791	$3,300	$1.18	23d	1	0.29mi
11593 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1985	$2,800	$1.41	23d	1	0.30mi
11617 Lakewood Preserve Pl Fort Myers, FL	3.0	2.5	2242	$3,100	$1.38	16d	1	0.33mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.35mi
10298 Barberry Ln Unit 10298 Fort Myers, FL	4.0	3.0	2639	$3,500	$1.33	23d	1	0.43mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.50mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	23d	1	0.50mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	0.54mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	23d	1	0.55mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	23d	1	0.57mi
11869 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1646	$5,000	$3.04	23d	1	0.58mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	23d	1	0.59mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	3d	1	0.60mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	23d	1	0.71mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	23d	1	0.75mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$3,402	$2.58	3d	23	0.79mi
9453 River Otter Dr Fort Myers, FL	4.0	3.0	2032	$2,995	$1.47	3d	1	0.80mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	0.81mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	23d	1	0.81mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	23d	1	0.82mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	23d	1	0.86mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	0.86mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	0.86mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	0.91mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	23d	1	0.93mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	23d	1	0.94mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	23d	1	0.96mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	1.00mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	14d	1	1.02mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	23d	1	1.03mi
10960 Cherry Laurel Dr Fort Myers, FL	4.0	3.0	2032	$4,000	$1.97	23d	1	1.09mi
12531 Villagio Way Fort Myers, FL	3.0	2.0	1913	$8,500	$4.44	23d	1	1.11mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	23d	1	1.13mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	23d	1	1.21mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	23d	1	1.22mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	23d	1	1.24mi
11907 Nalda St #11906 Fort Myers, FL	4.0	2.5	2005	$7,500	$3.74	23d	1	1.24mi
11846 Nalda St Fort Myers, FL	2.0	2.5	1697	$3,000	$1.77	16d	1	1.29mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	1.31mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-17
   days on market $444,000 Active 29 DOM
2. 2026-06-16
   days on market $444,000 Active 28 DOM
3. 2026-06-15
   days on market $444,000 Active 27 DOM
4. 2026-06-13
   days on market $444,000 Active 25 DOM
5. 2026-06-10
   days on market $444,000 Active 22 DOM
6. 2026-06-09
   days on market $444,000 Active 21 DOM
7. 2026-06-08
   days on market $444,000 Active 20 DOM
8. 2026-06-07
   pricedays on market $444,000 Active 19 DOM
9. 2026-06-03
   days on market $455,000 Active 15 DOM
10. 2026-06-02
    days on market $455,000 Active 14 DOM
11. 2026-06-01
    days on market $455,000 Active 13 DOM
12. 2026-05-31
    days on market $455,000 Active 12 DOM
13. 2026-05-19
    listed $455,000 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: $993 · $83/mo
• Projected year-2 tax: $3,685 · $307/mo
• Expected delta: +$2,693/yr (+$224/mo · 271.3%)

ⓘ 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 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: $54,029
• − Mortgage interest: −$24,871
• − Property taxes: −$993
• − Insurance: −$2,220
• − Repairs & maintenance: −$4,322
• − Management: −$4,322
• − HOA: −$4,800
• − Depreciation: −$12,916
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $6,830/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

1 event — show timeline

• 2026-05-19 Listed $455,000 NAPLESMLS

Property tax history

+2.0%/yr

Latest (2025): $993 · -0.3% YoY. Source: county tax records.