5837 Whiting Ct · McGregor, FL 33919

$5,000

4 bd · 3.0 ba · 1,391 sqft · Condo public records · 6 Days on market

Built 1975

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

Listing remarks

Foreclosure Auction Ends June 04, 2026 at 09:00 AM EST. Discover this inviting 4-bedroom, 2.5-bathroom single-family home, offering a great opportunity in the desirable Fort Myers area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Garage
• Built 1975
• Listed 6 days

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Residential property
• Exterior features: Zoned RM-2

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Located near the end of a cul-de-sac (per directions)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 417.0% 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+, schools D, amenities 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 falling (-7.8%/yr); 619 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($80k/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 $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 44.19% ✓
• Cap rate: 416.96%
• Cash-on-cash: 1466.65%
• DSCR: 66.26
• GRM: 0.2

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: —
• Equity multiple: 54.45×
• Total profit: $74,823
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 105.77×
• Total profit: $146,677
• Equity at exit: $432

Cash invested: $1,400 (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: 619
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,285

Break-even live

Break-even rent $584

Max offer price $5,000

Occupancy floor 37%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4797 Albacore Ln Fort Myers, FL	3.0	2.5	1391	$1,900	$1.37	23d	1	0.05mi
8910 College Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	1076	$2,473	$2.30	1d	18	0.25mi
958 Indiana Ave Fort Myers, FL	3.0	2.0	1422	$2,500	$1.76	23d	1	0.32mi
8251 Pathfinder Loop #621 Fort Myers, FL	3.0	2.0	1306	$4,000	$3.06	23d	1	0.34mi
9000 Colby Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1078	$2,342	$2.17	23d	9	0.40mi
5820 Algiers St Fort Myers, FL	3.0	3.0	935	$1,899	$2.03	23d	1	0.48mi
13140 Broadhurst Loop #306 Fort Myers, FL	3.0	2.5	1562	$2,500	$1.60	23d	1	0.49mi
13120 Broadhurst Loop #505 Fort Myers, FL	3.0	2.5	1409	$1,995	$1.42	23d	1	0.51mi
5883 Sand Oak Dr Fort Myers, FL	3.0	2.0	1582	$2,300	$1.45	3d	1	0.64mi
6124 Principia Dr #2 Fort Myers, FL	3.0	1.0	897	$1,400	$1.56	15d	1	0.66mi
806 Entrada Dr N Fort Myers, FL	3.0	2.0	1556	$2,200	$1.41	23d	1	0.66mi
6182 Principia Dr #4 Fort Myers, FL	3.0	1.0	897	$1,345	$1.50	23d	1	0.76mi
9521 Mariners Cove Ln Fort Myers, FL	3.0	3.0	1840	$3,000	$1.63	23d	1	1.04mi
4410 Taffrail Ct Unit 2B Fort Myers, FL	3.0	2.0	1581	$2,200	$1.39	23d	1	1.07mi
6671 Fiesta Way Fort Myers, FL	3.0	2.0	1038	$2,300	$2.22	15d	1	1.11mi
4283 Island Cir Fort Myers, FL	3.0	2.0	1360	$1,850	$1.36	23d	1	1.13mi
1608 Park Meadows Dr #1 Fort Myers, FL	3.0	2.5	1722	$1,950	$1.13	23d	1	1.21mi
1637 S Mayfair Rd Fort Myers, FL	3.0	2.0	1638	$2,475	$1.51	14d	1	1.22mi
1637 S Mayfair Rd Fort Myers, FL	3.0	2.0	1638	$2,475	$1.51	19d	1	1.22mi
1174 Lake McGregor Dr Fort Myers, FL	3.0	2.0	1300	$2,000	$1.54	23d	1	1.25mi
9901 Sunset Cove Ln #226 Fort Myers, FL	3.0	2.0	1419	$1,800	$1.27	23d	1	1.26mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,800	$1.28	21d	1	1.29mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,850	$1.32	23d	1	1.29mi
12750 Equestrian Cir #3005 Fort Myers, FL	3.0	2.0	1154	$1,650	$1.43	23d	1	1.31mi
13655 McGregor Village Dr #15 Fort Myers, FL	3.0	2.5	1539	$2,200	$1.43	23d	1	1.35mi
13911 Lake Mahogany Blvd Fort Myers, FL	3.0	2.0	1496	$2,100	$1.40	23d	1	1.35mi
1208 Westfield Dr Fort Myers, FL	3.0	2.0	1600	$2,900	$1.81	23d	1	1.40mi
7861 Reflection Cove Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1012	$2,080	$2.05	1d	30	1.41mi
7850 Lake Sawgrass Loop #4111 Fort Myers, FL	3.0	2.0	1285	$2,300	$1.79	23d	1	1.47mi

HOA detail condo

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

Listing history 4 events

1. 2026-06-03
   days on market $5,000 Active 6 DOM
2. 2026-06-02
   days on market $5,000 Active 5 DOM
3. 2026-06-01
   days on market $5,000 Active 4 DOM
4. 2026-05-31
   days on market $5,000 Active 3 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $26,516
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$5,144
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$145
• Taxable income: $16,630
• Est. tax owed @ 24.0%: −$3,991
• After-tax cash flow: $11,424/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

-77.9% since first listed

3 events — show timeline

• 2026-05-28 Listed $5,000 NFMLS
• 1981-08-01 Sold (Public Records) $48,900 Public Records
• 1980-01-01 Sold (Public Records) $22,600 Public Records

Property tax history

+1.3%/yr

Latest (2025): $608 · +8.5% YoY. Source: county tax records.