12501 Mcgregor Blvd #10 · McGregor, FL 33919

$161,000

2 bd · 2.0 ba · 1,131 sqft · Condo public records · 47 Days on market

Built 1982 $421/mo HOA · 24% of rent ↓ 47% since listing

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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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

Key facts

• Bbq grilling areas
• Shuffleboard courts
• Pickleball courts

Tags

• FIRST FLOOR CORNER UNIT
• COMMUNITY POOL
• BBQ GRILLING AREAS
• TENNIS COURTS
• PICKLEBALL COURTS
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Part of a 230-unit community; Monthly association fee (approx. $421); Association covers management, legal/accounting, grounds maintenance, pest control, recreation facilities, sewer and water; Community amenities include pool, tennis courts, pickleball, shuffleboard, barbecue and picnic areas, sidewalks, and on-site management; Non-gated community with street lights

Exterior

• Parking: Assigned parking; Guest parking; One assigned space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level 1; Resale property
• Construction: Block, concrete and stucco construction; Built-up and flat roof
• Exterior features: Lanai / screened porch; Porch; Community sprinkler/irrigation; Oversized lot; Automatic and manual sprinklers; Public maintained paved road; Property faces southeast; Exposed northwest

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: Two full bathrooms; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Breakfast area; Entrance foyer; Family / dining room; Living / dining room; Split bedroom floor plan; Cable TV; Window treatments; Unfurnished
• Laundry & utility: Washer and dryer (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $161k.

Deal economics

• At list price, monthly cash flow is $-83 ($-998/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $146k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 1.1% in McGregor — 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 71/100 on livability (#380 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, housing A-; Watch: cost of living D+, 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: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents falling (-7.8%/yr); 628 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

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 47 days — a 3% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $125k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major 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 $146,309 (9.1% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
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: 1.11% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• 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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-36,349
• Equity at exit: $24,006

10-year hold

• IRR: -39.6%
• Equity multiple: -0.28×
• Total profit: $-57,604
• Equity at exit: $13,920

Cash invested: $45,080 (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 33919

• Rents YoY: -7.8%
• Active inventory: 628
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$844
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$421
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-83

Break-even live

Break-even rent $1,888

Max offer price $146,309

Occupancy floor 100%

Sensitivity live

Price	-10% $8	-5% $-38	+0% $-83	+5% $-129	+10% $-174
Rent	-10% $-224	-5% $-154	+0% $-83	+5% $-13	+10% $58
Rate	-1.0pp $-2	-0.5pp $-42	base $-83	+0.5pp $-125	+1.0pp $-167

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12515 McGregor Blvd #104 Fort Myers, FL	1.0	1.0	701	$1,600	$2.28	25d	1	0.03mi
12501 McGregor Blvd Fort Myers, FL	2.0	2.0	1083	$1,948	$1.80	25d	2	0.03mi
12501 McGregor Blvd #23 Fort Myers, FL	2.0	2.0	1080	$1,395	$1.29	4d	1	0.03mi
12491 McGregor Blvd Unit 1546160P Fort Myers, FL	2.0	2.0	1076	$2,029	$1.89	17d	1	0.05mi
12471 McGregor Blvd #10 Fort Myers, FL	2.0	2.0	1111	$1,350	$1.22	25d	1	0.06mi
9055 Colby Dr #2221 Fort Myers, FL	2.0	2.0	1025	$1,599	$1.56	4d	1	0.09mi
9025 Colby Dr Fort Myers, FL	2.0	1.0–2.0	971	$2,700	$2.78	25d	2	0.12mi
9015 Colby Dr #2013 Fort Myers, FL	2.0	2.0	1200	$1,800	$1.50	13d	1	0.13mi
9015 Colby Dr #2013 Fort Myers, FL	2.0	2.0	1200	$1,700	$1.42	4d	1	0.13mi
9000 Colby Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1078	$1,896	$1.76	25d	9	0.19mi
5820 Algiers St Fort Myers, FL	3.0	3.0	935	$1,899	$2.03	25d	1	0.29mi
5806 Algiers St Fort Myers, FL	2.0	2.0	1200	$1,395	$1.16	4d	1	0.30mi
4261 Island Cir Fort Myers, FL	2.0	1.5	1200	$1,500	$1.25	25d	1	0.35mi
8910 College Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	1076	$1,986	$1.85	3d	18	0.37mi
8661 Wesleyan Dr Unit 8-11 Fort Myers, FL	2.0	2.0	1202	$1,670	$1.39	25d	1	0.41mi
9595 Halyards Ct #11 Fort Myers, FL	2.0	2.0	1271	$2,200	$1.73	25d	1	0.43mi
9261 Central Park Dr #206 Fort Myers, FL	2.0	2.0	808	$1,450	$1.79	22d	1	0.46mi
9598 Halyards Ct #24 Fort Myers, FL	2.0	2.0	1128	$2,100	$1.86	25d	1	0.48mi
864 Courtington Ln #12 Fort Myers, FL	2.0	1.5	1018	$1,900	$1.87	15d	1	0.48mi
864 Courtington Ln #3 Fort Myers, FL	2.0	1.5	998	$1,600	$1.60	25d	1	0.48mi
864 Courtington Ln #12 Fort Myers, FL	2.0	1.5	1018	$1,900	$1.87	15d	1	0.48mi
958 Indiana Ave Fort Myers, FL	3.0	2.0	1422	$2,500	$1.76	25d	1	0.49mi
4280 Island Cir Unit A Fort Myers, FL	2.0	2.0	1221	$1,850	$1.52	25d	1	0.50mi
5652 Eichen Cir E Fort Myers, FL	2.0	2.0	1450	$2,400	$1.66	22d	1	0.53mi
5959 Winkler Rd #103 Fort Myers, FL	2.0	2.0	1084	$1,650	$1.52	25d	1	0.60mi
4283 Island Cir Fort Myers, FL	3.0	2.0	1360	$1,850	$1.36	25d	1	0.62mi
4797 Albacore Ln Fort Myers, FL	3.0	2.5	1391	$1,900	$1.37	25d	1	0.64mi
4386 Jib Boom Ct Unit 1E Fort Myers, FL	2.0	2.0	1421	$5,200	$3.66	22d	1	0.70mi
8331 Whiskey Preserve Cir #444 Fort Myers, FL	2.0	2.0	1155	$1,700	$1.47	25d	1	0.73mi
4140 Steamboat Bnd E #502 Fort Myers, FL	2.0	2.0	1211	$1,800	$1.49	25d	1	0.73mi
4612 Flagship Dr Fort Myers, FL	2.0	2.0	1340	$2,625	$1.96	25d	2	0.76mi
6300 S Pointe Blvd Fort Myers, FL	2.0	2.0	884	$1,500	$1.70	4d	1	0.76mi
4396 Bowsprit Ct Fort Myers, FL	2.0	2.0	1224	$1,900	$1.55	25d	2	0.76mi
8341 Whiskey Preserve Cir #527 Fort Myers, FL	2.0	2.0	1155	$1,800	$1.56	16d	1	0.79mi
8341 Whiskey Preserve Cir Fort Myers, FL	2.0	2.0	1155	$1,700	$1.47	17d	2	0.79mi
9313 Lennex Ln Fort Myers, FL	2.0	2.0	808	$1,550	$1.92	25d	1	0.80mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,800	$1.28	22d	1	0.80mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,850	$1.32	25d	1	0.80mi
9901 Sunset Cove Ln #226 Fort Myers, FL	3.0	2.0	1419	$1,800	$1.27	25d	1	0.81mi
9391 Lennex Ln Fort Myers, FL	2.0	2.0	888	$2,500	$2.82	25d	1	0.82mi

HOA detail condo

• Monthly dues: $421 · $5,052/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $161,000 Active 47 DOM
2. 2026-06-17
   days on market $161,000 Active 43 DOM
3. 2026-06-16
   pricedays on market $161,000 Active 42 DOM
4. 2026-06-15
   days on market $162,000 Active 41 DOM
5. 2026-06-13
   days on market $162,000 Active 39 DOM
6. 2026-06-10
   pricedays on market $162,000 Active 36 DOM
7. 2026-06-09
   days on market $163,000 Active 35 DOM
8. 2026-06-08
   days on market $163,000 Active 34 DOM
9. 2026-06-07
   days on market $163,000 Active 33 DOM
10. 2026-06-03
    days on market $163,000 Active 29 DOM
11. 2026-06-02
    pricedays on market $163,000 Active 28 DOM
12. 2026-06-01
    days on market $164,000 Active 27 DOM
13. 2026-05-31
    days on market $164,000 Active 26 DOM
14. 2026-05-05
    listed $165,000 Active
15. 2021-05-10
    soldstatus $125,000
16. 2021-05-04
    soldstatus $125,000 Closed 528-char remark

    Show marketing remark (528 chars)

    This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

17. 2021-03-05
    status Pending 528-char remark

    Show marketing remark (528 chars)

    This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

18. 2021-02-08
    price $130,000 528-char remark

    Show marketing remark (528 chars)

    This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

19. 2021-01-06
    price $138,000 528-char remark

    Show marketing remark (528 chars)

    This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

20. 2020-12-01
    listed $148,000 Active 528-char remark

    Show marketing remark (528 chars)

    This ground level corner unit has just become available. It is all tiled with custom painting not wallpaper. It has granite counter tops and updated lighting throughput. All appliances are in good working order with a new water heater installed in the last 3 months and the A/C has just been serviced. There is a closet with washer dryer hookups in the hallway close to the bedrooms. You have the mail box's and bulletin board right outside your front door. Yu have sliding glass doors that enter your patio from the Livingroom.

21. 2014-07-31
    soldstatus $84,900
22. 2002-02-05
    soldstatus $63,500
23. 1993-12-01
    soldstatus $310,000

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$228/yr (+$19/mo · 20.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% 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: $21,388
• − Mortgage interest: −$9,019
• − Property taxes: −$1,108
• − Insurance: −$1,602
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$5,052
• − Depreciation: −$4,684
• Taxable loss: −$3,499
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $-158/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 — McGregor

• Score: 71/100
• State rank: #380
• US rank: #6748

Category grades

Amenities F Commute F Cost of living D+ Crime A+ Employment B Housing A- Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGregor, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,412
• Household income: $80,451
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 762.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Slovak 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% German/W. Germanic 2% 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: ▼ -220.59%
• Current HPI: 237.5227
• Rent YoY: ▼ -7.85%
• 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

-46.8% since first listed

10 events — show timeline

• 2026-05-05 Listed $165,000 FORTMLS
• 2021-05-10 Sold (Public Records) $125,000 Public Records
• 2021-05-04 Sold (MLS) $125,000 FORTMLS
• 2021-03-05 Pending — FORTMLS
• 2021-02-08 Price Changed $130,000 FORTMLS
• 2021-01-06 Price Changed $138,000 FORTMLS
• 2020-12-01 Listed $148,000 FORTMLS
• 2014-07-31 Sold (Public Records) $84,900 Public Records
• 2002-02-05 Sold (Public Records) $63,500 Public Records
• 1993-12-01 Sold (Public Records) $310,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,108 · -26.2% YoY. Source: county tax records.