15420 Bellamar Cir Apt 3113 · Iona, FL 33908

$210,000

3 bd · 2.0 ba · 1,043 sqft · Condo public records · 207 Days on market

Built 2004

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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 +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

Key facts

• Gated community
• Fitness gym
• Clubhouse

Tags

• GATED COMMUNITY
• VIEW OF THE LAKE
• WALKING DISTANCES TO STORES
• CLUBHOUSE
• POOL
• FITNESS GYM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% vs local median 2.1% in Iona — 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 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: schools 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.
• Market conditions: Rents soft (-1.2%/yr); 1244 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).
• This rent runs 35% of the median local income ($75k/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 $6k 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 207 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: severe 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 $184,800 (12.0% 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 207 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 1.04% ✓
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 8.0

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: -31.8%
• Equity multiple: -0.01×
• Total profit: $-59,227
• Equity at exit: $31,312

10-year hold

• IRR: -70.5%
• Equity multiple: -0.69×
• Total profit: $-99,485
• Equity at exit: $18,157

Cash invested: $58,800 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$557
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-301

Break-even live

Break-even rent $2,572

Max offer price $156,838

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-241	+0% $-301	+5% $-360	+10% $-420
Rent	-10% $-474	-5% $-387	+0% $-301	+5% $-214	+10% $-128
Rate	-1.0pp $-195	-0.5pp $-248	base $-301	+0.5pp $-355	+1.0pp $-411

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15385 Bellamar Cir #413 Fort Myers, FL	3.0	2.0	1043	$1,600	$1.53	24d	1	0.04mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	22d	1	0.05mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	24d	1	0.05mi
15430 Bellamar Cir #3023 Fort Myers, FL	3.0	2.0	1043	$3,500	$3.36	4d	1	0.05mi
15430 Bellamar Cir Unit 1546283P Fort Myers, FL	3.0	2.0	1033	$1,873	$1.81	15d	1	0.05mi
15430 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$2,400	$2.30	17d	2	0.06mi
15401 Bellamar Cir #621 Fort Myers, FL	3.0	2.0	1040	$1,700	$1.63	13d	1	0.06mi
15433 Bellamar Cir Fort Myers, FL	3.0	2.0	1021	$2,575	$2.52	24d	2	0.07mi
15449 Bellamar Cir #1225 Fort Myers, FL	3.0	2.0	1043	$1,700	$1.63	15d	1	0.12mi
15270 Ballast Point Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1094	$2,003	$1.83	2d	20	0.19mi
11400 Ocean Walk Ln Fort Myers, FL	1.0–2.0	1.0–2.0	856	$1,500	$1.75	4d	2	0.23mi
15625 Ocean Walk Cir #103 Fort Myers, FL	2.0	2.0	1287	$1,450	$1.13	22d	1	0.26mi
15655 Ocean Walk Cir Fort Myers, FL	1.0–2.0	1.0–2.0	856	$3,200	$3.74	15d	2	0.28mi
10770 Clear Lake Loop Fort Myers, FL	2.0–4.0	1.0–2.0	1108	$1,680	$1.52	24d	14	0.31mi
10743 Robinson St Fort Myers, FL	3.0	2.0	1216	$2,000	$1.64	24d	1	0.34mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1287	$3,699	$2.87	3d	2	0.35mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1227	$2,774	$2.26	4d	3	0.35mi
14967 Rivers Edge Ct Unit B2 Fort Myers, FL	2.0	2.0	1166	$1,700	$1.46	4d	1	0.42mi
11271 Jacana Ct #1706 Fort Myers, FL	2.0	2.0	1487	$4,500	$3.03	24d	1	0.44mi
14971 Rivers Edge Ct #101 Fort Myers, FL	2.0	2.0	1273	$2,000	$1.57	24d	1	0.46mi
15037 Tamarind Cay Ct #1503 Fort Myers, FL	3.0	2.0	1487	$2,000	$1.34	24d	1	0.46mi
14977 Rivers Edge Ct #219 Fort Myers, FL	2.0	2.0	1128	$1,599	$1.42	24d	1	0.51mi
15091 Tamarind Cay Ct #907 Fort Myers, FL	2.0	2.0	1487	$5,000	$3.36	24d	1	0.52mi
15773 Beachcomber Ave Unit 1264830P Fort Myers, FL	3.0	2.0	1496	$3,133	$2.09	15d	1	0.57mi
11093 Kelly Rd Fort Myers, FL	2.0	1.0	830	$2,000	$2.41	22d	1	0.58mi
14873 Crescent Cove Dr Fort Myers, FL	3.0	2.0	1134	$3,500	$3.09	24d	1	0.59mi
11651 Pointe Cir Unit 1546272P Fort Myers, FL	2.0	2.0	1367	$1,249	$0.91	17d	1	0.63mi
603 McGregor Park Cir Fort Myers, FL	3.0	3.0	1345	$2,250	$1.67	24d	1	0.69mi
7199 Blanquilla Ct Unit 1545910P Fort Myers, FL	3.0	2.0	1345	$2,341	$1.74	17d	1	0.71mi
7171 Drake Dr Fort Myers, FL	3.0	2.0	1346	$2,350	$1.75	24d	1	0.78mi
5421 Peppertree Dr Fort Myers, FL	2.0	2.0	1200	$2,000	$1.67	24d	1	0.80mi
7105 Quail Run Ct W #1 Fort Myers, FL	2.0	2.0	1124	$1,750	$1.56	24d	1	0.81mi
7113 Quail Run Ct W Unit W9 Fort Myers, FL	2.0	2.0	1028	$1,795	$1.75	24d	1	0.83mi
15514 Kapok Ct Fort Myers, FL	2.0	2.0	900	$1,850	$2.06	24d	1	0.84mi
16001 Amberwood Lake Ct #1 Fort Myers, FL	2.0	2.5	1060	$2,100	$1.98	24d	1	0.87mi
11601 Navarro Way #2102 Fort Myers, FL	2.0	2.0	1378	$4,500	$3.27	24d	1	0.88mi
11921 Seabreeze Cove Ln #208 Fort Myers, FL	2.0	2.0	1455	$4,399	$3.02	4d	1	0.91mi
11701 Pasetto Ln Unit 1049715P Fort Myers, FL	3.0	2.0	1496	$2,960	$1.98	22d	1	0.92mi
5479 Peppertree Dr Unit E13 Fort Myers, FL	2.0	2.0	964	$1,950	$2.02	24d	1	0.93mi
16361 Dublin Cir #203 Fort Myers, FL	2.0	2.0	892	$1,700	$1.91	3d	1	0.94mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-17
   days on market $210,000 Active 207 DOM
2. 2026-06-16
   days on market $210,000 Active 206 DOM
3. 2026-06-16
   days on market $210,000 Active 205 DOM
4. 2026-06-13
   days on market $210,000 Active 203 DOM
5. 2026-06-09
   days on market $210,000 Active 199 DOM
6. 2026-06-07
   days on market $210,000 Active 197 DOM
7. 2026-06-01
   days on market $210,000 Active 191 DOM
8. 2026-06-01
   days on market $210,000 Active 190 DOM
9. 2025-11-18
   listed $210,000 Active
10. 2025-11-03
    historical
11. 2025-08-07
    price $249,900
12. 2025-06-01
    price $269,900
13. 2025-05-12
    price $250,000
14. 2025-02-09
    listed $289,900 Active
15. 2024-11-18
    historical $1,900
16. 2024-11-07
    listed $1,900
17. 2024-10-17
    soldstatus $260,000
18. 2024-10-15
    soldstatus $260,000 Closed 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

19. 2024-09-19
    status Pending 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

20. 2024-06-20
    status Active 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

21. 2024-06-20
    price $269,900 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

22. 2024-05-09
    historical 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

23. 2024-04-25
    status Active 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

24. 2024-04-17
    historical 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

25. 2024-03-13
    price $279,900 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

26. 2024-02-20
    listed $284,900 Active 897-char remark

    Show marketing remark (897 chars)

    Welcome to your waterfront oasis at Bellamar at Beachwalk! This rarely available first floor, lakefront 3-bedroom, 2-bathroom condo offers a luxurious and convenient lifestyle in the heart of Fort Myers. Upon entering, you are greeted by an open-concept living area with plenty of natural light and breathtaking views of the lake. The kitchen features modern appliances and ample cabinet space. The master bedroom boasts a spacious layout, a walk-in closet, and an en-suite bathroom. The guest bedroom is equally inviting. Step outside to your private screened lanai and enjoy the serene lake views and cool breeze. Bellamar at Beachwalk offers resort-style amenities, including a clubhouse, community pool, fitness center, and more. Located just minutes from shopping, dining, and entertainment options, this condo is the perfect place to call home. Don't miss out on this incredible opportunity!

27. 2012-09-13
    soldstatus $106,000
28. 2012-09-04
    soldstatus $106,000
29. 2012-07-22
    price $119,900

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 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

Taxation est. · year 1

• Rental income: $26,292
• − Mortgage interest: −$11,763
• − Property taxes: −$2,635
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$6,684
• − Depreciation: −$6,109
• Taxable loss: −$6,954
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $-1,942/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 — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+75.1% since first listed

21 events — show timeline

• 2025-11-18 Listed $210,000 Fizber.com
• 2025-11-03 Listing Removed — FORTMLS
• 2025-08-07 Price Changed $249,900 FORTMLS
• 2025-06-01 Price Changed $269,900 FORTMLS
• 2025-05-12 Price Changed $250,000 FORTMLS
• 2025-02-09 Listed $289,900 FORTMLS
• 2024-11-18 Rental Removed $1,900 FORTMLS
• 2024-11-07 Listed for Rent $1,900 FORTMLS
• 2024-10-17 Sold (Public Records) $260,000 Public Records
• 2024-10-15 Sold (MLS) $260,000 FORTMLS
• 2024-09-19 Pending — FORTMLS
• 2024-06-20 Relisted — FORTMLS
• 2024-06-20 Price Changed $269,900 FORTMLS
• 2024-05-09 Listing Removed — FORTMLS
• 2024-04-25 Relisted — FORTMLS
• 2024-04-17 Listing Removed — FORTMLS
• 2024-03-13 Price Changed $279,900 FORTMLS
• 2024-02-20 Listed $284,900 FORTMLS
• 2012-09-13 Sold (Public Records) $106,000 Public Records
• 2012-09-04 Sold (MLS) $106,000 FORTMLS
• 2012-07-22 Price Changed $119,900 FORTMLS

Property tax history

+6.1%/yr

Latest (2025): $2,635 · +150.9% YoY. Source: county tax records.