1430 Park Shore Cir #4 · Fort Myers, FL 33901

$189,000

2 bd · 3.0 ba · 1,314 sqft · SingleFamily public records · 447 Days on market

Built 1981 1,089 sqft lot Est $304k · 38% under $250/mo HOA · 14% 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 +15.0/15.0
• Cash flow +12.6/30.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has been recently updated with nice cabinets, flooring, including all bathrooms. Nice storage under the stairwell. This home is centrally located close to shopping, churches, and beautiful downtown Ft. Myers. Close to community pool walking distance. Two convenient parking places in front of your home. Furniture can be purchased as well, no price has been established at this time.

Key facts

• $250 HOA
• 2 parking spots
• Community pool

Tags

• HEATED COMMUNITY POOL
• ELEGANT BUILT IN CABINETRY
• PRIVATE FENCED COURTYARD
• CONVENIENT LAUNDRY ROOM
• UNDER STAIRS STORAGE CLOSET
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Financial info: Pets allowed conditionally (call for details)
• HOA & community: Homeowners association with monthly fee of $250; HOA covers maintenance of grounds, pest control, street lights and trash; Community amenities include a pool and management; Non-gated community; Community contains 140 units

Exterior

• Parking: Assigned parking with two spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: 2 stories; Entry level is 1; Faces southeast; Resale property
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Courtyard; Community pool; Zero lot line; Northwest exposure; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Breakfast area; Separate/formal dining room; Tub with shower; Upper-level primary bedroom; Single hung windows; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-23 ($-271/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.3% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 falling (-3.2%/yr); 286 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); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $6k 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 447 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $60k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% 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 447 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.96% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $303,534
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 Park Shore Cir #4	0.06mi	2/2.0	1,190 (-9%)	14mo	$270,000	$227	66
1413 Davis Dr	0.59mi	3/2.0 (+1)	1,390 (+6%)	10mo	$370,000	$266	45
4345 Tufts Ave	0.57mi	3/1.5 (+1)	1,228 (-6%)	8mo	$265,000	$216	45
1457 Byron Rd	0.64mi	3/2.0 (+1)	1,404 (+7%)	8mo	$315,000	$224	43
1443 Davis Dr	0.57mi	3/2.0 (+1)	1,214 (-8%)	11mo	$370,000	$305	42
4250 Lagg Ave	0.75mi	3/2.0 (+1)	1,254 (-5%)	13mo	$290,000	$231	38
1705 Oakley Ave	0.69mi	3/3.0 (+1)	1,203 (-8%)	19mo	$315,000	$262	32

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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-37,248
• Equity at exit: $28,181

10-year hold

• IRR: -24.5%
• Equity multiple: -0.03×
• Total profit: $-54,304
• Equity at exit: $16,341

Cash invested: $52,920 (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 33901

• Home prices YoY: -25.9%
• Rents YoY: -3.2%
• Active inventory: 286
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$991
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$79
• HOA: −$250
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-23

Break-even live

Break-even rent $1,838

Max offer price $185,017

Occupancy floor 96%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Park Shore Cir #3 Fort Myers, FL	3.0	2.5	1648	$2,000	$1.21	24d	1	0.10mi
4346 Tufts Ave Fort Myers, FL	3.0	2.0	1420	$1,695	$1.19	3d	1	0.54mi
3835 Arlington St Fort Myers, FL	2.0	1.0	1062	$1,850	$1.74	24d	1	0.55mi
1403 Davis Dr Fort Myers, FL	3.0	3.0	1658	$2,750	$1.66	24d	1	0.59mi
4757 Barkley Cir Fort Myers, FL	1.0–2.0	1.0–2.0	825	$1,502	$1.82	2d	13	0.65mi
3736 Luzon St Fort Myers, FL	3.0	2.0	1372	$1,801	$1.31	3d	1	0.70mi
4610 Deleon St Fort Myers, FL	2.0	1.0	1000	$1,225	$1.23	24d	1	0.78mi
3835 Lake St Fort Myers, FL	3.0	1.0	976	$1,350	$1.38	11d	1	0.83mi
4637 Deleon St Fort Myers, FL	3.0	1.0–2.0	815	$1,447	$1.78	3d	37	0.85mi
1442 Olmeda Way Fort Myers, FL	2.0	2.0	1311	$2,400	$1.83	3d	1	0.90mi
1905 Winkler Ave Unit 7 Fort Myers, FL	2.0	1.0	1000	$1,400	$1.40	24d	1	0.95mi
1927 Hill Ave Unit 8 Fort Myers, FL	2.0	2.0	880	$1,150	$1.31	24d	1	1.10mi
6313 Saint Andrews Cir S Fort Myers, FL	3.0	2.0	1418	$2,350	$1.66	3d	1	1.10mi
6346 Saint Andrews Cir S Fort Myers, FL	3.0	2.0	1174	$2,400	$2.04	3d	1	1.11mi
5212 Cedarbend Dr #1 Fort Myers, FL	2.0	2.0	1236	$1,600	$1.29	24d	1	1.22mi
1350 Miracle Ln Fort Myers, FL	3.0	1.5	1350	$2,800	$2.07	14d	1	1.24mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	785	$1,290	$1.64	3d	8	1.25mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	809	$1,290	$1.59	14d	9	1.25mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,448	$1.51	3d	3	1.25mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,375	$1.44	11d	4	1.25mi
1601 Red Cedar Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1000	$1,410	$1.41	2d	36	1.28mi
1849 Maravilla Ave Fort Myers, FL	2.0	2.0	956	$1,375	$1.44	2d	2	1.30mi
2244 Winkler Ave #207 Fort Myers, FL	2.0	2.0	1187	$1,400	$1.18	24d	1	1.30mi
3706 Broadway #29 Fort Myers, FL	2.0	2.0	949	$1,150	$1.21	3d	1	1.31mi
3706 Broadway #30 Fort Myers, FL	2.0	2.0	962	$1,100	$1.14	24d	1	1.31mi
5236 Cedarbend Dr #3 Fort Myers, FL	2.0	2.0	1236	$1,600	$1.29	24d	1	1.31mi
1448 Covington Cir W Fort Myers, FL	3.0	2.0	1350	$3,500	$2.59	24d	1	1.33mi
3706 Broadway Unit A29 Fort Myers, FL	2.0	2.0	949	$1,250	$1.32	24d	1	1.33mi
3704 Broadway #101 Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	24d	1	1.33mi
1449 Braman Ave Fort Myers, FL	2.0	1.0	1332	$3,000	$2.25	3d	1	1.34mi
1449 Braman Ave Fort Myers, FL	2.0	1.0	1339	$2,800	$2.09	24d	1	1.34mi
2264 Winkler Ave Fort Myers, FL	2.0	2.0	1160	$1,270	$1.09	24d	2	1.35mi
2264 Winkler Ave #202 Fort Myers, FL	2.0	2.0	1160	$1,450	$1.25	3d	1	1.35mi
1463 Tanglewood Pkwy Fort Myers, FL	3.0	2.0	1754	$3,100	$1.77	24d	1	1.35mi
5233 Cedarbend Dr #1 Fort Myers, FL	2.0	2.0	1236	$1,800	$1.46	24d	1	1.37mi
5245 Cedarbend Dr #2 Fort Myers, FL	2.0	2.0	1236	$1,545	$1.25	24d	1	1.39mi
5249 Cedarbend Dr #1 Fort Myers, FL	2.0	2.0	1300	$1,550	$1.19	3d	1	1.40mi
1535 Ransom St Fort Myers, FL	3.0	2.0	1104	$2,400	$2.17	24d	1	1.41mi
3891 Solomon Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	856	$1,390	$1.62	2d	23	1.42mi
4135 Residence Dr #618 Fort Myers, FL	3.0	2.0	1121	$1,700	$1.52	24d	1	1.43mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool

Listing history 19 events

1. 2026-05-04
   status Pending
2. 2026-03-13
   price $189,000
3. 2025-08-07
   price $209,000
4. 2025-05-30
   price $219,900
5. 2025-05-13
   price $231,000
6. 2025-04-21
   price $239,900
7. 2025-03-20
   price $242,500
8. 2025-02-10
   listed $249,000 Active
9. 2018-11-07
   soldstatus $147,500
10. 2018-11-01
    soldstatus $147,900 Sold 388-char remark

    Show marketing remark (388 chars)

    Home has been recently updated with nice cabinets, flooring, including all bathrooms. Nice storage under the stairwell. This home is centrally located close to shopping, churches, and beautiful downtown Ft. Myers. Close to community pool walking distance. Two convenient parking places in front of your home. Furniture can be purchased as well, no price has been established at this time.

11. 2018-10-02
    status Pending With Contingencies 388-char remark

    Show marketing remark (388 chars)

    Home has been recently updated with nice cabinets, flooring, including all bathrooms. Nice storage under the stairwell. This home is centrally located close to shopping, churches, and beautiful downtown Ft. Myers. Close to community pool walking distance. Two convenient parking places in front of your home. Furniture can be purchased as well, no price has been established at this time.

12. 2018-09-15
    listed $149,500 Active 388-char remark

    Show marketing remark (388 chars)

    Home has been recently updated with nice cabinets, flooring, including all bathrooms. Nice storage under the stairwell. This home is centrally located close to shopping, churches, and beautiful downtown Ft. Myers. Close to community pool walking distance. Two convenient parking places in front of your home. Furniture can be purchased as well, no price has been established at this time.

13. 2016-03-29
    price $129,000 1191-char remark

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

14. 2016-03-24
    soldstatus $129,000 Sold 1191-char remark

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

15. 2016-03-24
    price $135,000 1191-char remark

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

16. 2016-03-24
    soldstatus $129,000

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

17. 2016-02-23
    status Pending With Contingencies 1191-char remark

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

18. 2016-02-10
    listed $135,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    Now is your chance to own a gorgeous two story town home located in the heart of Fort Myers. The Hamlet is centrally located and is less than 2 minutes away from dining, grocery and pharmacy, you could even walk! The town home has been completely updated with a brand new kitchen and custom cabinets were added in the dining room for tons of storage. All the bathrooms have been updated including the convenient downstairs powder room. With new carpet in the living room and so many other updates, this unit truly is move in ready! The unit features a private court yard with lots of space to enjoy our beautiful Florida weather and features two balconies that over look the courtyard. The bedrooms are very spacious and the closets are very large as well. The laundry room has additional storage and there is even a separate walk in closet for all your extra goodies. The community pool has just been renovated and is waiting for you! Sidewalks and streetlights make this a truly pet friendly community. Two reserved parking spaces are located right outside your door and there are also additional guest spots. Please make your appointment today, this unit won't last long at this price!

19. 2003-10-20
    soldstatus $100,500

ⓘ 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: $1,587 · $132/mo
• Projected year-2 tax: $1,587 · $132/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,716
• − Mortgage interest: −$10,587
• − Property taxes: −$1,587
• − Insurance: −$945
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$3,000
• − Depreciation: −$5,498
• Taxable loss: −$3,376
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $540/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): 24,481
• Household income: $51,816
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 22% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 7% Estonian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 18% French/Haitian/Cajun 8% Other Indo-European 4%

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: ▼ -108.70%
• Current HPI: 311.8283
• Rent YoY: ▼ -3.23%
• 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

+88.1% since first listed

19 events — show timeline

• 2026-05-04 Pending — FORTMLS
• 2026-03-13 Price Changed $189,000 FORTMLS
• 2025-08-07 Price Changed $209,000 FORTMLS
• 2025-05-30 Price Changed $219,900 FORTMLS
• 2025-05-13 Price Changed $231,000 FORTMLS
• 2025-04-21 Price Changed $239,900 FORTMLS
• 2025-03-20 Price Changed $242,500 FORTMLS
• 2025-02-10 Listed $249,000 FORTMLS
• 2018-11-07 Sold (Public Records) $147,500 Public Records
• 2018-11-01 Sold (MLS) $147,900 FORTMLS
• 2018-10-02 Pending — FORTMLS
• 2018-09-15 Listed $149,500 FORTMLS
• 2016-03-29 Price Changed $129,000 FORTMLS
• 2016-03-24 Sold (Public Records) $129,000 Public Records
• 2016-03-24 Price Changed $135,000 FORTMLS
• 2016-03-24 Sold (MLS) $129,000 FORTMLS
• 2016-02-23 Pending — FORTMLS
• 2016-02-10 Listed $135,000 FORTMLS
• 2003-10-20 Sold (Public Records) $100,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $1,587 · +3.2% YoY. Source: county tax records.