10791 Palazzo Way #101 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 6 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +24.9/30.0
- ARV discount +11.8/15.0
- 1% rule +10.0/10.0
- DSCR +8.1/10.0
- Schools +4.3/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$299,900
10791 Palazzo Way #101 · Fort Myers, FL 33913
3 bd · 2.0 ba · 1,390 sqft · Condo
· 161 Days on market
Built 2017
$216/sqft
· 9% below area
Est $331k · 9% under
$904/mo HOA · 20% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.
Key facts
- First floor end unit
- Natural light
- Enhanced privacy
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $300k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $642 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $300k).
- Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.9% vs local median 2.8% 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; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,581/mo this rent would consume 50% of the median local household income ($110k/yr) — 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 $9k 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 161 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 3y 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.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$263,912
(12.0% below list)
Questions for the listing agent
- It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.53% ✓
- Cap rate
- 8.86%
- Cash-on-cash
- 9.18%
- DSCR
- 1.41
- GRM
- 5.5
CMA / ARV
- ARV (median comp)
- $331,247
- List price
- $299,900
- Delta
- -9.46%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10751 Palazzo Way #102 | 0.12mi | 2/2.0 (-1) | 1,242 (-11%) | 1mo | $245,000 | $197 | 71 |
| 9653 Hemingway Ln #3310 | 1.33mi | 2/2.0 (-1) | 1,422 (+2%) | 0mo | $210,000 | $148 | 56 |
| 10894 Glenhurst St | 1.05mi | 2/2.0 (-1) | 1,355 (-2%) | 1mo | $357,000 | $263 | 55 |
| 10125 Colonial Country Club Blvd #1701 | 0.92mi | 2/2.0 (-1) | 1,331 (-4%) | 1mo | $217,000 | $163 | 52 |
| 11104 Yellow Poplar Dr | 0.90mi | 3/2.0 | 1,283 (-8%) | 0mo | $300,000 | $234 | 52 |
| 10974 Callaway Greens Ct | 0.67mi | 2/2.0 (-1) | 1,526 (+10%) | 1mo | $390,000 | $256 | 47 |
| 10581 Avila Cir | 0.58mi | 2/2.0 (-1) | 1,696 (+22%) | 0mo | $330,000 | $195 | 43 |
| 10530 Amiata Way #405 | 1.40mi | 2/2.0 (-1) | 1,245 (-10%) | 0mo | $220,000 | $177 | 42 |
| 10293 Prato Dr | 0.93mi | 2/2.0 (-1) | 1,564 (+12%) | 0mo | $325,000 | $208 | 39 |
| 11986 Westmoreland Way | 0.97mi | 2/2.0 (-1) | 1,582 (+14%) | 1mo | $410,000 | $259 | 36 |
| 9543 Blue Stone Cir | 1.49mi | 2/2.0 (-1) | 1,692 (+22%) | 1mo | $330,000 | $195 | 34 |
| 12034 Lakewood Preserve Pl | 1.47mi | 2/2.0 (-1) | 1,646 (+18%) | 1mo | $410,000 | $249 | 34 |
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
- -6.3%
- Equity multiple
- 0.78×
- Total profit
- $-18,885
- Equity at exit
- $44,716
10-year hold
- IRR
- -1.5%
- Equity multiple
- 0.91×
- Total profit
- $-7,224
- Equity at exit
- $25,930
Cash invested: $83,972 (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.
Active competition Active MLS
- For sale now
- 3 active · 5 under contract
- Median asking
- $279,900 ($214/sqft)
- Median days on market
- 131 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +11.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 5.5×
Monthly cashflow live
↻
- Estimated rent
- $4,581 high interval (Pro) →
- Mortgage (P&I)
- −$1,573
- Tax est. 1.5%
- −$375 /mo · $4,498/yr
- Insurance
- −$125
- HOA
- −$904
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$962
- Net cashflow
- $642
Break-even live
Break-even rent
$3,768
Max offer price
$299,900
Occupancy floor
81%
Sensitivity live
| Price | -10% $849 | -5% $746 | +0% $642 | +5% $539 | +10% $435 |
|---|---|---|---|---|---|
| Rent | -10% $280 | -5% $461 | +0% $642 | +5% $823 | +10% $1,004 |
| Rate | -1.0pp $793 | -0.5pp $718 | base $642 | +0.5pp $564 | +1.0pp $485 |
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
- $74,975
- Closing costs
- $8,997
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 119d | 1 | 0.02mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $4,900 | $3.95 | 3d | 2 | 0.08mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 119d | 1 | 0.11mi |
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 119d | 1 | 0.12mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 7d | 1 | 0.17mi |
| 10711 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,600 | $2.07 | 0d | 2 | 0.17mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 117d | 1 | 0.23mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 119d | 1 | 0.25mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 119d | 1 | 0.31mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $5,500 | $3.19 | 9d | 1 | 0.31mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 98d | 1 | 0.32mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 9d | 1 | 0.35mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,000 | $4.07 | 119d | 1 | 0.35mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 65d | 1 | 0.54mi |
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 119d | 1 | 0.56mi |
| 11701 Avingston Ter Fort Myers, FL | 2.0 | 2.0 | 1553 | $5,500 | $3.54 | 110d | 1 | 0.58mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 117d | 1 | 0.61mi |
| 10879 Rutherford Rd Fort Myers, FL | 2.0 | 2.0 | 1566 | $5,500 | $3.51 | 76d | 1 | 0.69mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 87d | 1 | 0.69mi |
| 10730 Cetrella Dr Fort Myers, FL | 3.0 | 2.0 | 1558 | $6,900 | $4.43 | 119d | 1 | 0.70mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 119d | 1 | 0.71mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 98d | 1 | 0.71mi |
| 10714 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $5,500 | $4.48 | 119d | 1 | 0.72mi |
| 10702 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1347 | $5,500 | $4.08 | 119d | 1 | 0.73mi |
| 10457 Materita Dr Fort Myers, FL | 2.0 | 2.0 | 1348 | $2,300 | $1.71 | 71d | 1 | 0.74mi |
| 10700 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $3,500 | $2.85 | 119d | 1 | 0.74mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 119d | 1 | 0.81mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 111d | 1 | 0.81mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.83mi |
| 10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL | 3.0 | 2.0 | 1571 | $4,526 | $2.88 | 111d | 1 | 0.83mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.84mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $6,500 | $3.57 | 119d | 1 | 0.86mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $5,500 | $3.02 | 9d | 1 | 0.86mi |
| 10428 Materita Dr Fort Myers, FL | 2.0 | 2.0 | 1568 | $6,250 | $3.99 | 119d | 1 | 0.87mi |
| 10112 Colonial Country Club Blvd #209 Fort Myers, FL | 2.0 | 2.0 | 1530 | $5,000 | $3.27 | 119d | 1 | 0.88mi |
| 10121 Colonial Country Club Blvd #1802 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,800 | $3.14 | 98d | 1 | 0.88mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.90mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.91mi |
| 11041 Iron Horse Way Fort Myers, FL | 2.0 | 2.0 | 1692 | $4,000 | $2.36 | 119d | 1 | 0.92mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.93mi |
Property features AI
Finance
- Financial info
- Pets allowed with conditions (maximum 2, restrictions on aggressive breeds)
- HOA & community
- Homeowners association with quarterly feeAssociation fee covers management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash and waterCommunity amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball, bocce, shuffleboard, putting green, billiards/media rooms, business center, restaurant, barbecue/picnic areas, dog park, RV/boat storage, sidewalks and trails, and elevator accessPart of a 220-unit communitySenior community
Exterior
- Parking
- Assigned covered parkingDetached 1-space carportGuest parking available
- Security
- Security gateGated community with guardOn-site security guardSmoke detectors
- Utilities
- Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesReclaimed water irrigation
- Home design
- Single-storyEntry level: 1Faces northSouth exposure on lot
- Construction
- Tile roofBlock, concrete and stucco constructionZero lot line
- Exterior features
- Security/high-impact doorsLanaiPorchScreened porchCommunity pool
Interior
- Kitchen
- DryerDishwasherElectric cooktopFreezerIcemakerMicrowaveRefrigerator (with ice maker)Self-cleaning oven
- Bedrooms
- At least one bedroom on the main level
- Flooring
- TileVinyl
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fans
- Interior features
- Impact glass windowsFurnishedDual sinksKitchen islandLiving/dining roomPantrySplit bedroom layoutSeparate shower (shower only)Cable TV availableHigh-speed internet available
- Laundry & utility
- WasherLaundry inside
HOA detail $904/mo · $10,848/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $299,900 Active 161 DOM
-
2026-09-22days on market $299,900 Active 160 DOM
-
2026-09-21days on market $299,900 Active 159 DOM
-
2026-09-18days on market $299,900 Active 156 DOM
-
2026-09-17days on market $299,900 Active 155 DOM
-
2026-09-14days on market $299,900 Active 152 DOM
-
2026-09-13days on market $299,900 Active 151 DOM
-
2026-09-13days on market $299,900 Active 150 DOM
-
2026-09-11days on market $299,900 Active 149 DOM
-
2026-09-05days on market $299,900 Active 143 DOM
-
2026-09-04days on market $299,900 Active 142 DOM
-
2026-09-03days on market $299,900 Active 141 DOM
-
2026-08-31days on market $299,900 Active 138 DOM
-
2026-08-28days on market $299,900 Active 135 DOM
-
2026-08-26days on market $299,900 Active 133 DOM
-
2026-08-24days on market $299,900 Active 131 DOM
-
2026-08-23days on market $299,900 Active 130 DOM
-
2026-08-22days on market $299,900 Active 129 DOM
-
2026-08-21days on market $299,900 Active 128 DOM
-
2026-08-20days on market $299,900 Active 127 DOM
-
2026-08-19days on market $299,900 Active 126 DOM
-
2026-08-18days on market $299,900 Active 125 DOM
-
2026-08-16days on market $299,900 Active 123 DOM
-
2026-08-15days on market $299,900 Active 122 DOM
-
2026-08-13days on market $299,900 Active 120 DOM
-
2026-08-12days on market $299,900 Active 119 DOM
-
2026-08-11days on market $299,900 Active 118 DOM
-
2026-08-10days on market $299,900 Active 117 DOM
-
2026-08-09days on market $299,900 Active 116 DOM
-
2026-08-08days on market $299,900 Active 115 DOM
-
2026-08-07days on market $299,900 Active 114 DOM
-
2026-08-06days on market $299,900 Active 113 DOM
-
2026-08-05days on market $299,900 Active 112 DOM
-
2026-08-04days on market $299,900 Active 111 DOM
-
2026-08-03pricedays on market $299,900 Active 110 DOM
-
2026-07-30days on market $305,900 Active 105 DOM
-
2026-07-28days on market $305,900 Active 104 DOM
-
2026-07-26days on market $305,900 Active 102 DOM
-
2026-07-24days on market $305,900 Active 100 DOM
-
2026-07-23days on market $305,900 Active 99 DOM
-
2026-07-22days on market $305,900 Active 98 DOM
-
2026-07-21days on market $305,900 Active 97 DOM
-
2026-07-18days on market $305,900 Active 94 DOM
-
2026-07-18days on market $305,900 Active 93 DOM
-
2026-07-16days on market $305,900 Active 92 DOM
-
2026-07-15days on market $305,900 Active 91 DOM
-
2026-07-14days on market $305,900 Active 90 DOM
-
2026-07-13days on market $305,900 Active 89 DOM
-
2026-07-13days on market $305,900 Active 88 DOM
-
2026-07-12days on market $305,900 Active 87 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 9/10 Extreme 6 d/yr ≥107°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $54,967
- − Mortgage interest
- −$16,799
- − Property taxes
- −$4,498
- − Insurance
- −$1,500
- − Repairs & maintenance
- −$4,397
- − Management
- −$4,397
- − HOA
- −$10,848
- − Depreciation
- −$8,724
- Taxable income
- $3,803
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$913
- After-tax cash flow
- $6,793/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $6,950–$20,850 screening
This fully turnkey, first-floor end unit in Palazzo at Pelican Preserve is in excellent condition and ready for immediate occupancy.
Value-add opportunities
- Both landscaping — enhances curb appeal and adds value ↑
- Both furniture — improves living space and adds value ↑
- Both smart home integration — enhances convenience and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 43/100
Zoned Schools
Elementary
Tortuga Preserve Elementary School
F
FL #1,366/2,144
Nat'l #17,525/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lehigh Senior High School
F
FL #394/667
Nat'l #10,121/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
|
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
+5461.8% since first listed13 events — show timeline
- 2026-06-16 Price Changed $305,900 FORTMLS
- 2026-05-22 Price Changed $307,900 FORTMLS
- 2026-04-15 Listed $314,900 FORTMLS
- 2024-06-22 Rental Removed $4,500 NAPLESMLS
- 2024-06-21 Listed for Rent $4,500 NAPLESMLS
- 2024-06-21 Rental Removed $4,500 FORTMLS
- 2024-06-20 Sold (MLS) $375,000 FORTMLS
- 2024-05-25 Pending — FORTMLS
- 2024-05-22 Price Changed $375,000 FORTMLS
- 2024-04-30 Price Changed $390,000 FORTMLS
- 2024-01-19 Price Changed $4,500 FORTMLS
- 2024-01-05 Listed $399,900 FORTMLS
- 2023-11-11 Listed for Rent $5,500 FORTMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…