1180 Old Bridge Rd · North Fort Myers, FL 33917

$180,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 45 Days on market

Built 1984 0.28 ac lot Est $255k · 29% under ↓ 9% since listing

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• 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

Opportunity awaits with this 3-bedroom, 2-bath home located on a corner lot. Featuring a metal roof and a spacious footprint, this property is ready for renovation and improvements. A great option for buyers seeking a project or looking to update a home to their personal style. Sold as-is. Schedule your showing and explore the possibilities.

Key facts

• Metal roof
• Spacious footprint
• Corner lot

Tags

• METAL ROOF
• CORNER LOT
• SPACIOUS FOOTPRINT

Property features AI

Finance

• Other: Private in-ground fiberglass pool
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Public water; Septic tank sewer; High-speed internet available; Cable not available
• Home design: Single-story; North-facing; Resale property
• Construction: Vinyl siding and wood frame construction; Metal roof; Built on standard foundation
• Exterior features: Lanai; Porch; Screened porch; Storage; Corner lot; South exposure

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Jalousie windows; Dual sinks; Combined living and dining room; Tub with shower; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 ($55k/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 $5k 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 45 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.07% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $254,696
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1383 Harbor View Dr	0.35mi	3/2.0	1,578 (-2%)	4mo	$390,000	$247	77
1320 Harbor View Dr	0.43mi	3/2.0	1,420 (-12%)	18mo	$225,000	$158	45
67 E Mariana Ave	0.66mi	4/2.0 (+1)	1,792 (+11%)	4mo	$250,000	$140	42

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,674
• Equity at exit: $26,839

10-year hold

• IRR: 8.4%
• Equity multiple: 1.63×
• Total profit: $31,752
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$944
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $444

Break-even live

Break-even rent $1,363

Max offer price $180,000

Occupancy floor 72%

Sensitivity live

Price	-10% $546	-5% $495	+0% $444	+5% $393	+10% $342
Rent	-10% $292	-5% $368	+0% $444	+5% $520	+10% $596
Rate	-1.0pp $535	-0.5pp $490	base $444	+0.5pp $397	+1.0pp $350

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1299 Old Bridge Rd North Fort Myers, FL	4.0	3.0	1582	$2,200	$1.39	24d	1	0.23mi
1398 Evalena Ln North Fort Myers, FL	3.0	2.0	1479	$1,849	$1.25	3d	1	0.38mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	24d	1	0.41mi
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	3d	1	0.52mi
5558 Sir Walter Way North Fort Myers, FL	2.0	2.0	1372	$1,095	$0.80	15d	1	0.52mi
5510 Sir Walter Way North Fort Myers, FL	2.0	2.0	1152	$1,800	$1.56	4d	1	0.53mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	24d	1	0.78mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	13d	1	0.82mi
20 Estate Dr North Fort Myers, FL	2.0	2.0	1644	$2,500	$1.52	4d	1	0.94mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	22d	1	1.00mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	22d	1	1.05mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	4d	1	1.17mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	4d	1	1.31mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	24d	1	1.41mi

Listing history 16 events

1. 2026-06-17
   days on market $180,000 Active 45 DOM
2. 2026-06-16
   days on market $180,000 Active 44 DOM
3. 2026-06-15
   days on market $180,000 Active 43 DOM
4. 2026-06-13
   days on market $180,000 Active 41 DOM
5. 2026-06-10
   days on market $180,000 Active 38 DOM
6. 2026-06-09
   days on market $180,000 Active 37 DOM
7. 2026-06-08
   days on market $180,000 Active 36 DOM
8. 2026-06-07
   pricedays on market $180,000 Active 35 DOM
9. 2026-06-03
   days on market $200,000 Active 31 DOM
10. 2026-06-02
    days on market $200,000 Active 30 DOM
11. 2026-06-01
    days on market $200,000 Active 29 DOM
12. 2026-05-31
    days on market $200,000 Active 28 DOM
13. 2026-05-12
    price $200,000
14. 2026-05-08
    status Active
15. 2026-02-24
    status Pending
16. 2026-02-13
    listed $220,000 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: $695 · $58/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$799/yr (+$67/mo · 114.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 23% 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: $23,102
• − Mortgage interest: −$10,083
• − Property taxes: −$695
• − Insurance: −$900
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,236
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,731/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

-9.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $200,000 FORTMLS
• 2026-05-08 Relisted — FORTMLS
• 2026-02-24 Pending — FORTMLS
• 2026-02-13 Listed $220,000 FORTMLS

Property tax history

+1.8%/yr

Latest (2025): $695 · +7.7% YoY. Source: county tax records.