1270 Pinecrest St · North Fort Myers, FL 33903

$116,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 44 Days on market

Built 1958 9,496 sqft lot Est $170k · 32% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

Key facts

• Shed
• 9,496 sq ft lot
• Parking

Tags

• FENCED HUGE BACK YARD
• SHED

Property features AI

Finance

• Other: Zoning: RS-1; Lot size about 0.218 acres (source: appraiser)
• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Attached carport (1 covered space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Known damage noted
• Construction: Block and concrete construction; Built-up and flat roof
• Exterior features: Fence; Outbuilding; Rectangular lot; Property faces west; East exposure

Interior

• Bedrooms: No room type details provided
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Jalousie windows; Unfurnished; Concrete flooring; Smoke detector(s); Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• 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 (-1.9%/yr); 472 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 43% of the median local income ($57k/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 $802 of loan paydown is wiped out by about $3k 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 44 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,520 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.75% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.66%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Cardinal Dr	0.50mi	2/1.5 (-1)	1,200 (-3%)	3mo	$135,000	$113	63
150 Brooks Rd	0.66mi	2/2.0 (-1)	1,160 (-6%)	0mo	$159,900	$138	54

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $6,354
• Equity at exit: $17,296

10-year hold

• IRR: 11.0%
• Equity multiple: 1.72×
• Total profit: $23,247
• Equity at exit: $10,030

Cash invested: $32,480 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$608
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $485

Break-even live

Break-even rent $1,411

Max offer price $116,000

Occupancy floor 71%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Oak St North Fort Myers, FL	2.0	2.0	1008	$2,000	$1.98	3d	1	0.44mi
1201 Betmar Blvd North Fort Myers, FL	3.0	2.0	1380	$2,200	$1.59	3d	1	0.50mi
8049 Stillwater Ct North Fort Myers, FL	1.0–2.0	1.0–2.0	720	$1,600	$2.22	23d	1	0.50mi
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	23d	1	0.51mi
3345 N Key Dr #47 North Fort Myers, FL	2.0	2.5	1112	$2,150	$1.93	23d	1	0.66mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	23d	1	0.71mi
3392 N Key Dr Unit B7 North Fort Myers, FL	2.0	2.0	1200	$1,895	$1.58	10d	1	0.72mi
3392 N Key Dr North Fort Myers, FL	2.0	2.0	1270	$1,850	$1.46	21d	1	0.72mi
3324 N Key Dr #7 North Fort Myers, FL	2.0	1.0	791	$1,495	$1.89	23d	1	0.72mi
3462 Hancock Bridge Pkwy #242 North Fort Myers, FL	2.0	2.0	1152	$1,750	$1.52	23d	1	0.72mi
3342 N Key Dr Unit L3 North Fort Myers, FL	2.0	1.0	791	$1,490	$1.88	23d	1	0.73mi
3300 N Key Dr Unit 4W North Fort Myers, FL	2.0	2.0	1103	$3,000	$2.72	23d	1	0.75mi
3328 N Key Dr #5 North Fort Myers, FL	2.0	1.0	791	$1,400	$1.77	23d	1	0.75mi
3328 N Key Dr North Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	3d	1	0.76mi
3350 N Key Dr #713 North Fort Myers, FL	3.0	2.0	1207	$2,250	$1.86	3d	1	0.77mi
3350 N Key Dr Unit B911 North Fort Myers, FL	3.0	2.0	1283	$3,800	$2.96	23d	1	0.77mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	3d	1	0.77mi
3392 N Key Dr #7 North Fort Myers, FL	2.0	2.0	1200	$1,895	$1.58	23d	1	0.77mi
3460 N Key Dr #210 North Fort Myers, FL	2.0	2.0	1412	$1,795	$1.27	14d	1	0.80mi
3460 N Key Dr #311 North Fort Myers, FL	2.0	2.0	1412	$3,200	$2.27	23d	1	0.80mi
3460 N Key Dr Fort Myers, FL	2.0	2.0	1412	$1,800	$1.27	23d	1	0.81mi
3460 N Key Dr Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	15d	1	0.81mi
3490 N Key Dr #511 North Fort Myers, FL	2.0	2.0	1412	$1,650	$1.17	23d	1	0.83mi
3490 N Key Dr #410 North Fort Myers, FL	2.0	2.0	1412	$3,900	$2.76	23d	1	0.83mi
3490 N Key Dr #211 North Fort Myers, FL	2.0	2.0	1412	$1,550	$1.10	23d	1	0.83mi
3490 N Key Dr #514 North Fort Myers, FL	2.0	2.0	1103	$1,495	$1.36	23d	1	0.83mi
1398 Evalena Ln North Fort Myers, FL	3.0	2.0	1479	$1,849	$1.25	1d	1	0.85mi
1310 Thompson St North Fort Myers, FL	3.0	3.0	1387	$2,800	$2.02	23d	1	0.86mi
1288 Waite Dr North Fort Myers, FL	2.0	2.0	972	$2,200	$2.26	23d	1	0.94mi
1195 Green Ave North Fort Myers, FL	3.0	2.0	1250	$1,850	$1.48	23d	1	1.05mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	23d	1	1.09mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	3d	1	1.09mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	10d	1	1.18mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	23d	1	1.28mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.30mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	23d	1	1.30mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	3d	1	1.32mi
750 Pondella Rd North Fort Myers, FL	2.0–3.0	1.0–2.0	1200	$1,299	$1.08	1d	6	1.32mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	23d	1	1.35mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	23d	1	1.40mi

Listing history 21 events

1. 2026-06-17
   days on market $116,000 Active 44 DOM
2. 2026-06-16
   days on market $116,000 Active 43 DOM
3. 2026-06-15
   days on market $116,000 Active 42 DOM
4. 2026-06-13
   days on market $116,000 Active 40 DOM
5. 2026-06-10
   days on market $116,000 Active 37 DOM
6. 2026-06-09
   days on market $116,000 Active 36 DOM
7. 2026-06-08
   days on market $116,000 Active 35 DOM
8. 2026-06-08
   price $116,000 Active 34 DOM
9. 2026-06-07
   days on market $126,000 Active 34 DOM
10. 2026-06-03
    days on market $126,000 Active 30 DOM
11. 2026-06-02
    days on market $126,000 Active 29 DOM
12. 2026-06-01
    days on market $126,000 Active 28 DOM
13. 2026-05-31
    days on market $126,000 Active 27 DOM
14. 2026-05-02
    listed $126,000 Active
15. 2017-12-07
    soldstatus $145,000
16. 2017-12-01
    soldstatus $145,000 Sold 634-char remark

    Show marketing remark (634 chars)

    * * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

17. 2017-10-06
    status Pending With Contingencies 634-char remark

    Show marketing remark (634 chars)

    * * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

18. 2017-08-23
    status Active 634-char remark

    Show marketing remark (634 chars)

    * * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

19. 2017-07-24
    status Pending With Contingencies 634-char remark

    Show marketing remark (634 chars)

    * * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

20. 2017-06-13
    listed $139,900 Active 634-char remark

    Show marketing remark (634 chars)

    * * * BACK ON THE MARKET * * * ABSOLUTELY ADORABLE VINTAGE CHARM IN this 3/2 CBS home, with fresh paint , new carpet and upgraded bathrooms, water softener system, septic tank has just been pumped out and serviced. AMAZING North Fort Myers location on a quite street close to everything !!!! Large Living room with fireplace and wood accent wall, 3 spacious bedrooms, 2 baths, large eat in in kitchen. Amazing Patio and back yard with plenty of room for entertaining and a huge permitted shed is just one of the bonuses of this beautiful home. CALL FOR YOUR PRIVATE SHOWING BUT DON'T HESITATE THIS PROPERTY WONT LAST LONG!!!!!!!

21. 2001-10-05
    soldstatus $67,900

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$582/yr (+$48/mo · 152.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $24,296
• − Mortgage interest: −$6,498
• − Property taxes: −$381
• − Insurance: −$5,698
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$3,375
• Taxable income: $4,457
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,745/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+85.6% since first listed

8 events — show timeline

• 2026-05-02 Listed $126,000 FORTMLS
• 2017-12-07 Sold (Public Records) $145,000 Public Records
• 2017-12-01 Sold (MLS) $145,000 FORTMLS
• 2017-10-06 Pending — FORTMLS
• 2017-08-23 Relisted — FORTMLS
• 2017-07-24 Pending — FORTMLS
• 2017-06-13 Listed $139,900 FORTMLS
• 2001-10-05 Sold (Public Records) $67,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $381 · +12.1% YoY. Source: county tax records.