2700 Park Windsor Dr #714 · Fort Myers, FL 33901

$90,000

2 bd · 2.0 ba · 752 sqft · Condo public records · 2 Days on market

Built 1986 $365/mo HOA · 27% of rent

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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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant is moving January 30th. Buyer must make application with association.

Key facts

• $365 HOA
• Garage
• Built 1986

Tags

• IN UNIT WASHER AND DRYER
• SMART SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Complex has 128 units; building contains 12 units across 2 floors; 2 units per floor
• HOA & community: Mandatory HOA; Monthly HOA fee of $365 (total annual recurring fees $4,380); One-time fees $100; HOA covers insurance, lawn/land maintenance, management, exterior pest control, and water; Professional management; Non-gated community; No community amenities listed

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential garden apartment in a low-rise (1-3) building; Rear exposure facing east; Part of EVANSTON PARK CONDO development; Entry level: unit 714
• Construction: Concrete block construction; Shingle roof; Single-hung windows; Built in 1986; Garden apartment building
• Exterior features: Stucco exterior; Landscaped area view; Storm protection (remarks)

Interior

• Kitchen: Range; Refrigerator; Refrigerator/Freezer
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; No master bath (per listing)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Smoke detectors; Walk-in closet; Great room floor plan; Dining area integrated with living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $77 ($921/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 7.3% 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 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 32% 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 $622 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $56k; list at $90k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→33/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 5.5

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: -15.7%
• Equity multiple: 0.47×
• Total profit: $-13,451
• Equity at exit: $13,419

10-year hold

• IRR: -18.7%
• Equity multiple: 0.21×
• Total profit: $-19,880
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$472
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$38
• HOA: −$365
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $77

Break-even live

Break-even rent $1,271

Max offer price $90,000

Occupancy floor 89%

Sensitivity live

Price	-10% $128	-5% $102	+0% $77	+5% $51	+10% $26
Rent	-10% $-31	-5% $23	+0% $77	+5% $131	+10% $185
Rate	-1.0pp $122	-0.5pp $100	base $77	+0.5pp $53	+1.0pp $30

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Park Windsor Dr #713 Fort Myers, FL	2.0	2.0	752	$1,500	$1.99	17d	1	0.02mi
2690 Park Windsor Dr #601 Fort Myers, FL	2.0	2.0	752	$1,374	$1.83	25d	1	0.05mi
2680 Park Windsor Dr #503 Fort Myers, FL	2.0	2.0	752	$1,300	$1.73	3d	1	0.05mi
2650 Park Windsor Dr #111 Fort Myers, FL	2.0	2.0	752	$1,300	$1.73	25d	1	0.10mi
2835 Winkler Ave Fort Myers, FL	1.0	1.0	662	$900	$1.36	3d	1	0.29mi
2845 Winkler Ave #317 Fort Myers, FL	1.0	1.0	560	$995	$1.78	25d	1	0.29mi
2865 Winkler Ave #411 Fort Myers, FL	2.0	2.0	883	$1,250	$1.42	25d	1	0.31mi
2875 Winkler Ave #511 Fort Myers, FL	2.0	2.0	883	$1,500	$1.70	4d	1	0.32mi
2855 Winkler Ave Fort Myers, FL	1.0	1.0	560	$925	$1.65	25d	3	0.35mi
2855 Winkler Ave Fort Myers, FL	1.0	1.0	560	$1,000	$1.78	17d	2	0.35mi
2937 Winkler Ave #1222 Fort Myers, FL	1.0	1.0	560	$997	$1.78	25d	1	0.37mi
2905 Winkler Ave #713 Fort Myers, FL	2.0	2.0	883	$1,075	$1.22	22d	1	0.37mi
3585 Central Ave Fort Myers, FL	1.0–2.0	1.0–2.0	1000	$1,450	$1.45	25d	1	0.42mi
3726 Central Ave Fort Myers, FL	1.0–2.0	1.0–2.0	907	$1,700	$1.87	25d	1	0.46mi
4172 Castilla Cir #105 Fort Myers, FL	2.0	2.0	939	$1,349	$1.44	15d	1	0.57mi
4172 Castilla Cir #101 Fort Myers, FL	3.0	2.0	1088	$1,800	$1.65	25d	1	0.57mi
33 Broadway Cir Fort Myers, FL	3.0	2.0	1122	$1,800	$1.60	17d	1	0.57mi
3891 Solomon Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	856	$1,390	$1.62	3d	23	0.58mi
2346 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	812	$1,694	$2.09	3d	28	0.62mi
4113 Residence Dr #211 Fort Myers, FL	2.0	2.0	1080	$1,400	$1.30	15d	1	0.65mi
4109 Residence Dr Fort Myers, FL	2.0–3.0	2.0	1062	$1,350	$1.27	15d	3	0.66mi
4109 Residence Dr Fort Myers, FL	2.0–3.0	2.0	1062	$1,350	$1.27	4d	2	0.66mi
4121 Residence Dr Fort Myers, FL	1.0	1.0	697	$1,200	$1.72	25d	2	0.67mi
4121 Residence Dr #311 Fort Myers, FL	1.0	1.0	697	$1,300	$1.87	4d	1	0.67mi
2719 Colonial Blvd Fort Myers, FL	1.0–2.0	1.0–2.0	771	$1,353	$1.75	3d	17	0.68mi
3706 Broadway Unit A29 Fort Myers, FL	2.0	2.0	949	$1,250	$1.32	25d	1	0.69mi
3704 Broadway #101 Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	25d	1	0.69mi
3704 Broadway #310 Fort Myers, FL	1.0	1.0	702	$1,000	$1.42	25d	1	0.69mi
4105 Residence Dr Fort Myers, FL	1.0	1.0	757	$1,098	$1.45	15d	2	0.69mi
4105 Residence Dr #719 Fort Myers, FL	1.0	1.0	697	$1,095	$1.57	4d	1	0.69mi
4127 Residence Dr Fort Myers, FL	2.0	2.0	1003	$1,400	$1.40	25d	1	0.70mi
3706 Broadway #18 Fort Myers, FL	1.0	1.0	752	$1,000	$1.33	25d	1	0.70mi
3706 Broadway #30 Fort Myers, FL	2.0	2.0	962	$1,100	$1.14	25d	1	0.70mi
3706 Broadway #29 Fort Myers, FL	2.0	2.0	949	$1,150	$1.21	4d	1	0.70mi
4135 Residence Dr #618 Fort Myers, FL	3.0	2.0	1121	$1,700	$1.52	25d	1	0.73mi
3615 Schoolhouse Rd W Fort Myers, FL	2.0–3.0	2.0	1204	$1,678	$1.39	4d	26	0.76mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,448	$1.51	4d	3	0.78mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,375	$1.44	12d	4	0.78mi
2366 E Mall Dr #406 Fort Myers, FL	2.0	2.0	1092	$1,500	$1.37	25d	1	0.79mi
3419 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1047	$1,474	$1.41	12d	2	0.94mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-18
   days on market $90,000 Active 2 DOM
2. 2026-06-17
   remarks 568-char remark
3. 2026-06-17
   listed $90,000 Active 1 DOM

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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 2/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 33 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: $16,423
• − Mortgage interest: −$5,041
• − Property taxes: −$1,559
• − Insurance: −$450
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − HOA: −$4,380
• − Depreciation: −$2,618
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $982/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

+165.5% since first listed

17 events — show timeline

• 2026-06-16 Listed $90,000 NAPLESMLS
• 2016-03-10 Sold (Public Records) $56,500 Public Records
• 2016-03-06 Price Changed $43,000 FORTMLS
• 2016-02-19 Price Changed $51,500 FORTMLS
• 2016-02-19 Sold (MLS) $43,000 FORTMLS
• 2016-02-18 Sold (Public Records) $40,000 Public Records
• 2016-02-09 Pending — FORTMLS
• 2016-01-27 Price Changed $51,500 FORTMLS
• 2016-01-25 Price Changed $51,900 FORTMLS
• 2015-10-15 Listed $52,000 FORTMLS
• 2010-09-22 Sold (Public Records) $24,500 Public Records
• 2010-09-17 Sold (MLS) $24,500 FORTMLS
• 2010-07-27 Price Changed $28,900 FORTMLS
• 2009-06-12 Sold (MLS) $14,000 FORTMLS
• 2009-04-17 Price Changed $15,000 FORTMLS
• 1996-02-29 Sold (Public Records) $36,000 Public Records
• 1994-06-02 Sold (Public Records) $33,900 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,559 · +6.0% YoY. Source: county tax records.