2001 Corona Del Sire Dr · North Fort Myers, FL 33917

$255,000

2 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 280 Days on market

Built 1993 7,884 sqft lot Est $275k · 7% under $242/mo HOA · 8% of rent

---

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 +20.6/30.0
• ARV discount +10.7/15.0
• 1% rule +6.9/10.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Barcelona model home in the beautiful Herons Glen Golf and Country Club community is an ideal snowbird retreat at an incredible price! Located close to the Clubhouse, community pool and golf course. It offers 2 bedrooms, 2 bathrooms, an eat-in kitchen, a formal dining room, and a spacious 2-car garage. The roof was recently replaced in 2022 for added peace of mind. The kitchen is bright and airy, featuring a bay window, white cabinetry, a pantry, and stainless steel appliances, with a New Dishwasher 2025. Newly installed Luxury Vinyl flooring in living/dining area week of 3/1/26. Both the living room and the master bedroom have cathedral ceilings, creating an open, inviting atmosphere

Key facts

• Pickleball courts
• Community pool
• Sports bar

Tags

• COMMUNITY POOL
• CHAMPIONSHIP GOLF COURSE
• PICKLEBALL COURTS
• SPORTS BAR
• MAINTENANCE-FREE LIVING

Property features AI

Finance

• Other: Part of a large community (1,370 units)
• Financial info: Pets allowed conditionally (call); maximum 3 pets
• HOA & community: Homeowners association with quarterly fee; Association fee includes management, cable TV, golf, internet, irrigation water, grounds maintenance, recreation facilities, road maintenance, street lights, security and trash; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, tennis courts, pickleball, bocce, shuffleboard, billiards, hobby room, library, restaurant, sidewalks and management; Community is gated and offers street lights

Exterior

• Parking: Attached garage with 2 covered spaces; Assigned parking; Driveway; Paved parking; Garage door opener
• Security: Gated community with security gate and guard; Security guard; Smoke detectors
• Utilities: Cable available; High-speed internet available; Underground utilities; Sewer assessment paid; Water assessment paid
• Home design: Single-story home; Entry on level 1; Resale property; Faces south
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Sprinkler/irrigation system; Automatic sprinklers; Patio; Lanai; Screened porch; Porch; Corner lot; Paved private road with private maintenance; North exposure

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Dual sinks in bathroom(s); Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic with pull-down stairs; Built-in features; Dual sinks; Eat-in kitchen; Combined living and dining area; Main level primary bedroom; Separate shower (shower only); Cable TV available; Window coverings; Casement windows; Window treatments; High-speed internet available; Furnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included; Laundry tub; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 rising (+2.6%/yr); 841 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,036/mo this rent would consume 66% of the median local household income ($55k/yr) (locally 775% 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 $2k of loan paydown is wiped out by about $8k 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 280 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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; severe wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $274,611
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20621 Marathona Ct	0.60mi	2/2.0	1,140 (-1%)	23mo	$272,500	$239	52

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-20,657
• Equity at exit: $38,021

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $6,118
• Equity at exit: $22,048

Cash invested: $71,400 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 841
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,036 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$374 /mo · $4,489/yr
• Insurance: −$106
• HOA: −$242
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $339

Break-even live

Break-even rent $2,607

Max offer price $255,000

Occupancy floor 84%

Sensitivity live

Price	-10% $483	-5% $411	+0% $339	+5% $266	+10% $194
Rent	-10% $99	-5% $219	+0% $339	+5% $458	+10% $578
Rate	-1.0pp $467	-0.5pp $403	base $339	+0.5pp $272	+1.0pp $205

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	24d	1	0.12mi
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	15d	1	0.19mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	24d	1	0.27mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	17d	1	0.34mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	24d	1	0.34mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	0.53mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	22d	1	0.53mi
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	24d	1	1.19mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	24d	1	1.25mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	3d	1	1.40mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	3d	1	1.44mi
19414 Bermuda Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	3d	1	1.46mi

HOA detail

• Monthly dues: $242 · $2,904/yr
• Likely covers: pool

Listing history 50 events

1. 2026-06-17
   days on market $255,000 Active 280 DOM
2. 2026-06-16
   days on market $255,000 Active 279 DOM
3. 2026-06-16
   days on market $255,000 Active 278 DOM
4. 2026-06-13
   days on market $255,000 Active 276 DOM
5. 2026-06-09
   days on market $255,000 Active 272 DOM
6. 2026-06-07
   days on market $255,000 Active 270 DOM
7. 2026-06-02
   days on market $255,000 Active 265 DOM
8. 2026-06-01
   days on market $255,000 Active 264 DOM
9. 2026-06-01
   days on market $255,000 Active 263 DOM
10. 2026-01-02
    price $255,000
11. 2025-09-04
    listed $260,000 Active
12. 2025-06-16
    historical
13. 2025-03-30
    listed $267,000 Active
14. 2024-12-31
    historical
15. 2024-09-19
    price $289,900
16. 2024-08-06
    price $294,900
17. 2024-06-28
    price $294,900
18. 2024-05-12
    listed $299,000 Active
19. 2024-05-08
    listed $299,000 Active
20. 2022-08-29
    soldstatus $279,900
21. 2022-08-26
    soldstatus $279,900 Closed
22. 2022-08-26
    soldstatus $279,900 Closed
23. 2022-06-16
    status Pending
24. 2022-06-16
    status Pending
25. 2022-06-12
    listed $279,900 Active
26. 2022-06-10
    price $279,900
27. 2022-05-17
    listed $294,500 Active
28. 2020-04-25
    historical
29. 2020-03-27
    status Active
30. 2020-03-20
    status Pending
31. 2019-11-24
    historical
32. 2019-11-24
    listed $157,900 Active
33. 2019-11-05
    status Active
34. 2019-10-26
    historical
35. 2019-05-23
    listed $157,900 Active
36. 2016-05-31
    soldstatus $147,500
37. 2016-05-27
    price $147,500
38. 2016-05-26
    soldstatus $147,500 Sold
39. 2016-05-22
    price $149,900
40. 2016-04-17
    status Pending With Contingencies
41. 2016-04-05
    price $149,900
42. 2016-01-05
    price $153,500
43. 2015-10-01
    listed $156,500 Active
44. 2015-04-30
    historical
45. 2015-01-25
    price $154,900
46. 2015-01-07
    listed $159,900 Active
47. 2012-12-12
    soldstatus $109,000
48. 2012-12-10
    soldstatus $109,000
49. 2012-12-01
    price $129,000
50. 1993-08-09
    soldstatus $117,700

ⓘ 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: $4,489 · $374/mo
• Projected year-2 tax: $4,489 · $374/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $36,428
• − Mortgage interest: −$14,284
• − Property taxes: −$4,489
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − HOA: −$2,904
• − Depreciation: −$7,418
• Taxable income: $229
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $4,008/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): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+116.7% since first listed

41 events — show timeline

• 2026-01-02 Price Changed $255,000 FORTMLS
• 2025-09-04 Listed $260,000 FORTMLS
• 2025-06-16 Listing Removed — FORTMLS
• 2025-03-30 Listed $267,000 FORTMLS
• 2024-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Price Changed $289,900 BEARMLS
• 2024-08-06 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $294,900 BEARMLS
• 2024-05-12 Listed $299,000 BEARMLS
• 2024-05-08 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-29 Sold (Public Records) $279,900 Public Records
• 2022-08-26 Sold (MLS) $279,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Sold (MLS) $279,900 FORTMLS
• 2022-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-16 Pending — FORTMLS
• 2022-06-12 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-10 Price Changed $279,900 FORTMLS
• 2022-05-17 Listed $294,500 FORTMLS
• 2020-04-25 Listing Removed — FORTMLS
• 2020-03-27 Relisted — FORTMLS
• 2020-03-20 Pending — FORTMLS
• 2019-11-24 Listing Removed — FORTMLS
• 2019-11-24 Listed $157,900 FORTMLS
• 2019-11-05 Relisted — FORTMLS
• 2019-10-26 Listing Removed — FORTMLS
• 2019-05-23 Listed $157,900 FORTMLS
• 2016-05-31 Sold (Public Records) $147,500 Public Records
• 2016-05-27 Price Changed $147,500 FORTMLS
• 2016-05-26 Sold (MLS) $147,500 FORTMLS
• 2016-05-22 Price Changed $149,900 FORTMLS
• 2016-04-17 Pending — FORTMLS
• 2016-04-05 Price Changed $149,900 FORTMLS
• 2016-01-05 Price Changed $153,500 FORTMLS
• 2015-10-01 Listed $156,500 FORTMLS
• 2015-04-30 Listing Removed — FORTMLS
• 2015-01-25 Price Changed $154,900 FORTMLS
• 2015-01-07 Listed $159,900 FORTMLS
• 2012-12-12 Sold (Public Records) $109,000 Public Records
• 2012-12-10 Sold (MLS) $109,000 FORTMLS
• 2012-12-01 Price Changed $129,000 FORTMLS
• 1993-08-09 Sold (Public Records) $117,700 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,489 · -14.1% YoY. Source: county tax records.