465 Dawn Dr · North Fort Myers, FL 33903

$149,975

2 bd · 2.0 ba · 1,048 sqft · Condo public records · 10 Days on market

Built 1989 $320/mo HOA · 19% 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).

• Cash flow +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

Key facts

• Open floor plan
• New carport
• Low monthly fee

Tags

• LOW MONTHLY FEE
• NEW A C
• NEW CARPORT
• OPEN FLOOR PLAN
• RAISED PANEL WOOD CABINETS
• WALK IN CLOSET

Property features AI

Finance

• Other: Pets allowed with conditions (call). Maximum 2 pets, up to 30 lbs; typically dogs, indoor cats, birds
• Financial info: Multifamily/community size: 612 units
• HOA & community: Homeowners association with monthly fee; Monthly association fee $320; Association covers cable TV, irrigation water, grounds maintenance, recreation facilities, reserve fund, street lights and trash; Community amenities include clubhouse, pool, billiard room/areas, library, shuffleboard court, sidewalks and management; Non-gated community with street lights; Senior community

Exterior

• Parking: Attached carport; Driveway and paved parking; 2 covered carport spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: Manufactured home; One story; Entry level: 1; Metal roof; Vinyl siding; Resale condition; Zoning: MH-2
• Construction: Built with vinyl siding; Metal roof; Manufactured construction
• Exterior features: Fruit trees; Storage; Manual shutters; Community pool; Rectangular lot; Lot dimensions approximately 50 x 80; Public maintained road; Property faces southeast; Exposure to northwest

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Florida room; Great room
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Built-in features; Eat-in kitchen; High ceilings; Pantry; Shower only with separate shower; Vaulted ceilings; Walk-in closets; Window treatments; High speed internet available; Partially furnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents soft (-1.9%/yr); 477 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.
• Current owner paid $62k; list at $150k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,301 (3.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.26×
• Total profit: $-31,050
• Equity at exit: $22,362

10-year hold

• IRR: -31.1%
• Equity multiple: -0.14×
• Total profit: $-47,768
• Equity at exit: $12,967

Cash invested: $41,993 (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: 477
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$320
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-32

Break-even live

Break-even rent $1,717

Max offer price $145,301

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $20	+0% $-32	+5% $-84	+10% $-136
Rent	-10% $-165	-5% $-99	+0% $-32	+5% $34	+10% $100
Rate	-1.0pp $43	-0.5pp $6	base $-32	+0.5pp $-71	+1.0pp $-111

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: $37,494
• Closing costs: $4,499
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	25d	1	0.30mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	5d	1	0.59mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	16d	1	0.78mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	25d	1	0.82mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	5d	1	0.96mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	5d	41	1.10mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	25d	1	1.23mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	3d	27	1.29mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	3d	21	1.33mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	16d	9	1.34mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	17d	1	1.35mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	25d	1	1.39mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	17d	1	1.39mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	5d	1	1.39mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	25d	1	1.40mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	25d	1	1.40mi
13700 Oak St North Fort Myers, FL	1.0–3.0	1.0–2.0	1023	$1,897	$1.85	5d	32	1.41mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	5d	2	1.42mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	25d	1	1.43mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	16d	1	1.46mi
1871 Concordia Lake Cir #301 Cape Coral, FL	3.0	2.0	1468	$1,650	$1.12	5d	1	1.47mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	25d	2	1.48mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	25d	1	1.50mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	4d	3	1.50mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	25d	2	1.50mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watercablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-11
   listed $149,975 Active
2. 2018-02-22
   soldstatus $61,500 Sold 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

3. 2018-01-29
   status Pending With Contingencies 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

4. 2018-01-09
   price $64,750 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

5. 2017-10-31
   status Active 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

6. 2017-08-30
   historical 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

7. 2017-05-23
   price $69,750 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

8. 2017-03-22
   listed $79,900 Active 1260-char remark

   Show marketing remark (1260 chars)

   Price Reduced to SELL! $2,000 Seller credit towards flooring of your choice! Everything you need is here in this IMMACULATE, LOVINGLY MAINTAINED 2 BR 2 BA Double-wide w/ Spacious Florida Room. Lightly used as a vacation home~never rented~no smokers~no pets. OWN YOUR LAND in this quiet, well-kept 55+ community. Low monthly fee ($255) INCLUDES CABLE & LAWN CARE. Purchase includes a Full-Share CO-OP certificate worth $63,000. You'll love the OPEN floor plan & Bright & cheerful Eat-in kitchen with high ceilings, Dishwasher, Disposal, MW, raised-panel wood cabinets & cove molding. Washer & Dryer conveniently located inside the unit. Water Heater 2015; Roof 2004. Shed has tools, ladders, grill--all you need to enjoy your Florida getaway! Extra tie-downs secure this unit. Awnings for weather protection & shade. Horizon Village has a beautiful Clubhouse, Pool, Spa & Lakefront Screened room~SO MANY activities~bingo, themed dinner parties, line dancing, clubs, shuffleboard, computer groups, bocce ball, billiards, horseshoes & fishing. Sidewalks & post lamps guide the way. Onsite RV Parking. IDEALLY LOCATED near restaurants, shopping & healthcare. 1 hr to the beaches. Resident owned/operated.

9. 2006-01-06
   soldstatus $35,000,000

ⓘ 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 5/10 Major
• 🌡 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: $20,114
• − Mortgage interest: −$8,401
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$3,840
• − Depreciation: −$4,363
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $262/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

-99.6% since first listed

9 events — show timeline

• 2026-05-11 Listed $149,975 FORTMLS
• 2018-02-22 Sold (MLS) $61,500 FORTMLS
• 2018-01-29 Pending — FORTMLS
• 2018-01-09 Price Changed $64,750 FORTMLS
• 2017-10-31 Relisted — FORTMLS
• 2017-08-30 Listing Removed — FORTMLS
• 2017-05-23 Price Changed $69,750 FORTMLS
• 2017-03-22 Listed $79,900 FORTMLS
• 2006-01-06 Sold (Public Records) $35,000,000 Public Records

Property tax history

-14.4%/yr

Latest (2025): $110 · +9.9% YoY. Source: county tax records.