10711 Palazzo Way #404 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +22.8/30.0
- ARV discount +11.4/15.0
- 1% rule +10.0/10.0
- DSCR +7.3/10.0
- Livability +4.3/5.0
- Schools +4.0/10.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$299,000
10711 Palazzo Way #404 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,257 sqft · Condo
· 38 Days on market
Built 2019
Garage
$238/sqft
· 9% below area
Est $328k · 9% under
$1080/mo HOA · 23% of rent
↓ 2% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Experience refined resort-style living in the prestigious Palazzo enclave of Pelican Preserve. Beautifully decorated and offered turnkey furnished, this exceptional fourth-floor residence presents a rare blend of sophisticated design, effortless convenience, and an extraordinary lifestyle. One of only a select few residences offering the highly desirable open-concept floor plan, this two-bedroom, two-bath condo is impeccably appointed and truly shows like a model.
Key facts
- Private storage room
- $1,080 HOA
- 2 garage spots
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $299k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $520 ($6k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $299k).
- Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
- Cap rate 8.4% vs local median 2.7% 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.
- Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
- Market conditions: Rents flat; 1225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,640/mo this rent would consume 50% of the median local household income ($110k/yr) — 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 $9k 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 38 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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
- Watch-outs: HOA is 23% of rent.
- Climate carrying-cost: 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
$290,030
(3.0% below list)
Questions for the listing agent
- It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.55% ✓
- Cap rate
- 8.38%
- Cash-on-cash
- 7.45%
- DSCR
- 1.33
- GRM
- 5.4
CMA / ARV
- ARV (median comp)
- $327,630
- List price
- $299,000
- Delta
- -8.74%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10695 Camarelle Cir | 0.33mi | 2/2.0 | 1,227 (-2%) | 1mo | $322,500 | $263 | 80 |
| 10791 Palazzo Way #101 | 0.17mi | 3/2.0 (+1) | 1,390 (+11%) | 1mo | $292,000 | $210 | 69 |
| 10523 Diamante Way | 0.47mi | 2/2.0 | 1,355 (+8%) | 1mo | $255,000 | $188 | 64 |
| 10550 Amiata Way #303 | 1.23mi | 2/2.0 | 1,248 (-1%) | 1mo | $220,000 | $176 | 63 |
| 10720 Ravenna Way W #205 | 1.18mi | 2/2.0 | 1,283 (+2%) | 0mo | $248,500 | $194 | 61 |
| 10134 Colonial Country Club Blvd #904 | 0.91mi | 2/2.0 | 1,209 (-4%) | 1mo | $230,000 | $190 | 58 |
| 10663 Avila Cir | 0.37mi | 2/2.0 | 1,466 (+17%) | 0mo | $340,000 | $232 | 58 |
| 11104 Yellow Poplar Dr | 0.77mi | 3/2.0 (+1) | 1,283 (+2%) | 2mo | $300,000 | $234 | 55 |
| 10109 Colonial Country Club Blvd #2404 | 0.66mi | 2/2.0 | 1,116 (-11%) | 0mo | $172,000 | $154 | 50 |
| 10710 Ravenna Way #201 | 1.21mi | 3/2.0 (+1) | 1,396 (+11%) | 1mo | $240,000 | $172 | 41 |
| 10720 Ravenna Way #201 | 1.18mi | 3/2.0 (+1) | 1,396 (+11%) | 1mo | $285,000 | $204 | 41 |
| 10017 Sky View Way #1506 | 1.24mi | 2/2.0 | 1,554 (+24%) | 1mo | $270,000 | $174 | 39 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -9.0%
- Equity multiple
- 0.68×
- Total profit
- $-26,589
- Equity at exit
- $44,582
10-year hold
- IRR
- -5.3%
- Equity multiple
- 0.71×
- Total profit
- $-24,141
- Equity at exit
- $25,852
Cash invested: $83,720 (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.
Active competition Active MLS
- For sale now
- 1 active · 4 under contract
- Median asking
- $275,000 ($210/sqft)
- Median days on market
- 80 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +24.1% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1225
- Price-to-rent
- 5.4×
Monthly cashflow live
↻
- Estimated rent
- $4,640 high interval (Pro) →
- Mortgage (P&I)
- −$1,568
- Tax est. 1.5%
- −$374 /mo · $4,485/yr
- Insurance
- −$125
- HOA
- −$1,080
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$974
- Net cashflow
- $520
Break-even live
Break-even rent
$3,983
Max offer price
$299,000
Occupancy floor
84%
Sensitivity live
| Price | -10% $726 | -5% $623 | +0% $520 | +5% $416 | +10% $313 |
|---|---|---|---|---|---|
| Rent | -10% $153 | -5% $336 | +0% $520 | +5% $703 | +10% $886 |
| Rate | -1.0pp $670 | -0.5pp $596 | base $520 | +0.5pp $442 | +1.0pp $363 |
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
- $74,750
- Closing costs
- $8,970
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 164d | 1 | 0.03mi |
| 10711 Palazzo Way Unit 304 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,200 | $1.75 | 0d | 1 | 0.03mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 52d | 1 | 0.03mi |
| 10700 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1316 | $4,975 | $3.78 | 10d | 2 | 0.10mi |
| 10700 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1316 | $4,975 | $3.78 | 16d | 2 | 0.10mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 162d | 1 | 0.10mi |
| 10780 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $4,900 | $3.97 | 10d | 1 | 0.12mi |
| 10780 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $4,900 | $3.97 | 16d | 1 | 0.12mi |
| 10791 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,500 | $4.45 | 10d | 1 | 0.15mi |
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 164d | 1 | 0.15mi |
| 10791 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,500 | $4.45 | 24d | 1 | 0.15mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 10d | 3 | 0.18mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $4,000 | $3.22 | 2d | 2 | 0.18mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 0d | 3 | 0.18mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 17d | 3 | 0.18mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 164d | 1 | 0.23mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 5d | 1 | 0.34mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 10d | 1 | 0.34mi |
| 10695 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1227 | $5,500 | $4.48 | 10d | 1 | 0.35mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $5,500 | $3.19 | 55d | 1 | 0.39mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $6,950 | $4.04 | 10d | 1 | 0.39mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 164d | 1 | 0.39mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $6,950 | $4.04 | 13d | 1 | 0.39mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 6d | 1 | 0.41mi |
| 10520 Casella Way #101 Fort Myers, FL | 3.0 | 2.0 | 1722 | $7,300 | $4.24 | 55d | 1 | 0.41mi |
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 164d | 1 | 0.41mi |
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 10d | 1 | 0.41mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 144d | 1 | 0.46mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 133d | 1 | 0.55mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 10d | 1 | 0.55mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 162d | 1 | 0.60mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 164d | 1 | 0.60mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 10d | 1 | 0.60mi |
| 10470 Casella Way #102 Fort Myers, FL | 2.0 | 2.0 | 1722 | $7,300 | $4.24 | 10d | 1 | 0.63mi |
| 10324 Barberry Ln Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,400 | $1.52 | 10d | 1 | 0.66mi |
| 10324 Barberry Ln Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,400 | $1.52 | 22d | 1 | 0.66mi |
| 10566 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1578 | $2,500 | $1.58 | 34d | 1 | 0.66mi |
| 10566 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1578 | $2,500 | $1.58 | 10d | 1 | 0.66mi |
| 11701 Avingston Ter Fort Myers, FL | 2.0 | 2.0 | 1553 | $5,500 | $3.54 | 10d | 1 | 0.67mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 6d | 1 | 0.68mi |
Property features AI
Finance
- Other
- Community of 220 unitsSenior community
- Financial info
- Association fee listed (quarterly)
- HOA & community
- Homeowners association (quarterly dues)Association fees include management, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, sewer, street lights, security and trashCommunity amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball, basketball court, bocce court, putting green, golf course, park, dog park, pier, restaurant, library, media room, business center, hobby room, bike storage, private membership, beach rights
Exterior
- Parking
- Attached garage2 garage spacesCovered parkingAssigned parkingPavedHandicap accessibleOne additional space
- Security
- Security gateGated community with guardFire sprinkler systemSmoke detectors
- Utilities
- Public waterPublic sewerHigh speed internet availableCable not availableUnderground utilities
- Home design
- Condo / Multi-story building4 total storiesEntry level: 4Faces northeastResale property
- Construction
- Tile roofBlock, concrete and stucco construction
- Exterior features
- LanaiPorchScreened porchStorageSecurity/high impact doorsCommunity poolReclaimed water irrigationZero lot lineSouthwest exposure
Interior
- Kitchen
- DishwasherDisposalIcemakerMicrowaveRangeSelf-cleaning ovenRefrigeratorRefrigerator with ice makerKitchen islandPantryEat-in kitchenBreakfast bar
- Bedrooms
- Bedroom on main level
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)
- Interior features
- FurnishedImpact glass windowsShuttersWindow coveringsBreakfast barTray ceilingsEntrance foyerEat-in kitchenHigh ceilingsKitchen islandLiving/dining roomPantrySeparate showerShower onlyDual sinksCable TVHigh speed internetWalk-in closetsWindow treatmentsSplit bedrooms
- Laundry & utility
- WasherDryer
HOA detail $1,080/mo · $12,960/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $299,000 Active 38 DOM
-
2026-11-07days on market $299,000 Active 37 DOM
-
2026-11-06days on market $299,000 Active 36 DOM
-
2026-11-05days on market $299,000 Active 35 DOM
-
2026-11-04days on market $299,000 Active 34 DOM
-
2026-11-02days on market $299,000 Active 32 DOM
-
2026-11-01days on market $299,000 Active 31 DOM
-
2026-10-31days on market $299,000 Active 30 DOM
-
2026-10-30days on market $299,000 Active 29 DOM
-
2026-10-29days on market $299,000 Active 28 DOM
-
2026-10-28days on market $299,000 Active 27 DOM
-
2026-10-27pricedays on market $299,000 Active 26 DOM
-
2026-10-26days on market $305,000 Active 25 DOM
-
2026-10-26days on market $305,000 Active 24 DOM
-
2026-10-24days on market $305,000 Active 23 DOM
-
2026-10-23days on market $305,000 Active 22 DOM
-
2026-10-22days on market $305,000 Active 21 DOM
-
2026-10-21days on market $305,000 Active 20 DOM
-
2026-10-20days on market $305,000 Active 19 DOM
-
2026-10-19days on market $305,000 Active 18 DOM
-
2026-10-18days on market $305,000 Active 17 DOM
-
2026-10-17days on market $305,000 Active 16 DOM
-
2026-10-16days on market $305,000 Active 15 DOM
-
2026-10-15days on market $305,000 Active 14 DOM
-
2026-10-14days on market $305,000 Active 13 DOM
-
2026-10-13days on market $305,000 Active 12 DOM
-
2026-10-12days on market $305,000 Active 11 DOM
-
2026-10-11days on market $305,000 Active 10 DOM
-
2026-10-10days on market $305,000 Active 9 DOM
-
2026-10-09days on market $305,000 Active 8 DOM
-
2026-10-08days on market $305,000 Active 7 DOM
-
2026-10-07days on market $305,000 Active 6 DOM
-
2026-10-06days on market $305,000 Active 5 DOM
-
2026-10-05days on market $305,000 Active 4 DOM
-
2026-10-04days on market $305,000 Active 3 DOM
-
2026-10-03days on market $305,000 Active 2 DOM
-
2026-10-02days on market $305,000 Active 1 DOM
-
2026-08-24days on market $305,000 Active 76 DOM
-
2026-08-23days on market $305,000 Active 75 DOM
-
2026-08-22days on market $305,000 Active 74 DOM
-
2026-08-21days on market $305,000 Active 73 DOM
-
2026-08-20days on market $305,000 Active 72 DOM
-
2026-08-19days on market $305,000 Active 71 DOM
-
2026-08-18days on market $305,000 Active 70 DOM
-
2026-08-16days on market $305,000 Active 68 DOM
-
2026-08-15days on market $305,000 Active 67 DOM
-
2026-08-13days on market $305,000 Active 65 DOM
-
2026-08-12days on market $305,000 Active 64 DOM
-
2026-08-11days on market $305,000 Active 63 DOM
-
2026-08-10days on market $305,000 Active 62 DOM
ⓘ 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 4/10 Moderate
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $55,685
- − Mortgage interest
- −$16,749
- − Property taxes
- −$4,485
- − Insurance
- −$1,495
- − Repairs & maintenance
- −$4,455
- − Management
- −$4,455
- − HOA
- −$12,960
- − Depreciation
- −$8,698
- Taxable income
- $2,388
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$573
- After-tax cash flow
- $5,662/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This turnkey furnished, well-maintained condo in Pelican Preserve offers a rare combination of sophistication and resort-style living.
Value-add opportunities
- Both landscaping — enhances curb appeal and adds value ↑
- Both furniture — modern furniture enhances the home's appeal ↑
- Both window treatments — modern window treatments improve aesthetics and energy efficiency ↑
F
Composite school gradezoned avg 40/100
Zoned Schools
Elementary
Tortuga Preserve Elementary School
F
FL #1,366/2,144
Nat'l #17,525/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 3% Cuban 2%
- Languages at home
- 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 2%
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
- ▼ -25.45%
- Current HPI
- 221.7115
- Rent YoY
- ▲ 0.37%
- 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
-2.0% since first listed4 events — show timeline
- 2026-10-26 Price Changed $299,000 FORTMLS
- 2026-10-01 Listed $305,000 FORTMLS
- 2026-08-24 Listing Removed — FORTMLS
- 2026-06-05 Listed $305,000 FORTMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…