7262 Barragan Rd · San Carlos Park, FL 33967

$499,900

4 bd · 4.0 ba · 2,800 sqft · MultiFamily public records · 384 Days on market

Built 1975 8,799 sqft lot

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

LOCATION, LOCATION, LOCATION. Opportunity for Investor or Owner/User. Terrific income potential!!! Excellent and convenient location: San Carlos Park. Very close to Gulf Coast Town Center, Florida Gulf Coast University, Fort Myers International Airport, Germain Arena, Fort Myers Beach and Estero Beach. Private Back Yard. Property consist of a Huge Townhouse Duplex with a 3BR/2BA and 2BR/2BA unit, each with living room, dining room, big kitchen, lanai and laundry inside. Fenced backyard for privacy. Great opportunity to live in one side and rent out the other.

Key facts

• Private back yard
• Convenient location
• Fenced backyard

Tags

• CONVENIENT LOCATION
• PRIVATE BACK YARD
• FENCED BACKYARD

Property features AI

Finance

• Other: Zoning: RM-2; Lot described as regular; Lot acreage approximately 0.2020 acres; Public road access; Located in San Carlos Park development
• HOA & community: Non-gated community; No community amenities

Exterior

• Utilities: Central water; Central sewer; Cable available
• Home design: Residential income property; Duplex building; 2-story
• Construction: Concrete block construction; Built in 1975
• Exterior features: Fenced yard; Stucco exterior; Shingle roof; Windows: see remarks

Interior

• Bedrooms: Duplex with 2 residential units (bedroom counts not specified)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Carpet, laminate and wood flooring

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $71 ($855/yr) — positive. Per door: $36/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (7.1% below list).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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 falling (-5.7%/yr); 226 active listings in the ZIP; 11 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).
• At $4,646/mo this rent would consume 62% of the median local household income ($91k/yr) (locally 491% of renters already pay >50% of income on rent) — 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 $3k of loan paydown is wiped out by about $15k 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 384 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $200k; list at $500k implies a 150% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 9.0

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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-89,924
• Equity at exit: $74,537

10-year hold

• IRR: -19.4%
• Equity multiple: 0.11×
• Total profit: $-124,434
• Equity at exit: $43,222

Cash invested: $139,972 (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 33967

• Home prices YoY: -29.3%
• Rents YoY: -5.7%
• Active inventory: 226
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,646 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $71

Break-even live

Break-even rent $4,556

Max offer price $499,900

Occupancy floor 93%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2	$4,646
Total (2 units)			$4,646

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18911 Bay Woods Lake Dr #201 Fort Myers, FL	3.0	2.0	2348	$3,000	$1.28	23d	1	0.61mi
17430 Dumont Dr #434 Fort Myers, FL	3.0	2.0	2672	$2,250	$0.84	23d	1	0.72mi
18477 Sunflower Rd Fort Myers, FL	3.0	2.0	2120	$2,100	$0.99	16d	1	0.75mi
17366 Ithaca Dr #368 Fort Myers, FL	3.0	2.0	2489	$2,200	$0.88	23d	1	0.79mi
7395 Albany Rd Fort Myers, FL	5.0	3.0	2360	$2,500	$1.06	11d	1	0.84mi
7435 Albany Rd Fort Myers, FL	5.0	3.0	2147	$2,700	$1.26	14d	1	0.86mi
5557 Whispering Willow Way Unit 1545993P Fort Myers, FL	3.0	3.0	1980	$2,903	$1.47	16d	1	1.01mi
18530 Cypress Haven Dr Fort Myers, FL	3.0	4.0	2917	$11,500	$3.94	23d	1	1.06mi
17337 Phlox Dr Fort Myers, FL	4.0	2.0	2033	$3,000	$1.48	23d	1	1.09mi
5634 Whispering Willow Way Fort Myers, FL	3.0	3.0	2415	$3,200	$1.33	23d	1	1.14mi
18422 Huckleberry Rd Fort Myers, FL	3.0	2.5	2028	$2,975	$1.47	23d	1	1.17mi

Listing history 19 events

1. 2026-06-01
   days on market $499,900 Active 384 DOM
2. 2025-05-12
   listed $499,900 Active
3. 2020-03-31
   historical
4. 2019-12-11
   price $320,000
5. 2019-11-14
   status Active
6. 2019-11-07
   historical
7. 2019-11-05
   status Active
8. 2019-10-28
   historical
9. 2019-09-26
   listed $330,000 Active
10. 2018-12-31
    historical
11. 2018-04-24
    price $359,900
12. 2018-04-04
    listed $379,900 Active
13. 2004-06-17
    soldstatus $200,000
14. 2004-05-28
    soldstatus $200,000
15. 2004-04-18
    price $204,900
16. 1999-12-23
    soldstatus $96,000
17. 1999-07-02
    listed $99,900
18. 1985-05-01
    soldstatus $72,000
19. 1979-06-01
    soldstatus $67,000

ⓘ 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: $4,113 · $343/mo
• Projected year-2 tax: $4,149 · $346/mo
• Expected delta: +$36/yr (+$3/mo · 0.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $55,752
• − Mortgage interest: −$28,002
• − Property taxes: −$4,113
• − Insurance: −$7,618
• − Repairs & maintenance: −$4,460
• − Management: −$4,460
• − Depreciation: −$14,543
• Taxable loss: −$7,444
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $2,642/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Carlos Park, FL
• County: Lee County · 788,662 people
• City population: 27,337
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 28,341
• Household income: $90,519
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 491.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 23% Two or more races 16% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -123.07%
• Current HPI: 296.5923
• Rent YoY: ▼ -5.68%
• 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

+646.1% since first listed

18 events — show timeline

• 2025-05-12 Listed $499,900 NAPLESMLS
• 2020-03-31 Listing Removed — FORTMLS
• 2019-12-11 Price Changed $320,000 FORTMLS
• 2019-11-14 Relisted — FORTMLS
• 2019-11-07 Listing Removed — FORTMLS
• 2019-11-05 Relisted — FORTMLS
• 2019-10-28 Listing Removed — FORTMLS
• 2019-09-26 Listed $330,000 FORTMLS
• 2018-12-31 Listing Removed — NAPLESMLS
• 2018-04-24 Price Changed $359,900 NAPLESMLS
• 2018-04-04 Listed $379,900 NAPLESMLS
• 2004-06-17 Sold (Public Records) $200,000 Public Records
• 2004-05-28 Sold (MLS) $200,000 FORTMLS
• 2004-04-18 Price Changed $204,900 FORTMLS
• 1999-12-23 Sold (Public Records) $96,000 Public Records
• 1999-07-02 Listed $99,900 FORTMLS
• 1985-05-01 Sold (Public Records) $72,000 Public Records
• 1979-06-01 Sold (Public Records) $67,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,113 · +4.3% YoY. Source: county tax records.