8752 Banyan Bay Blvd · Harlem Heights, FL 33908

$465,000

3 bd · 3.0 ba · 2,611 sqft · SingleFamily public records · 82 Days on market

Built 2013 6,272 sqft lot Est $527k · 12% under $267/mo HOA · 5% of rent

---

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 +25.3/30.0
• ARV discount +12.8/15.0
• DSCR +8.4/10.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated two-story home in Banyan Bay, offering a spacious and versatile layout with 3+ den bedrooms, 2.5 baths, and a large flex room 2,611 square feet of comfortable living space! This home has remained high and dry through recent hurricanes with no flooding and has hurricane shutters, providing added peace of mind while enjoying a prime location close to the Gulf beaches. Inside, you’ll find fresh interior, new hardwood flooring and tile, and updated lighting and ceiling fans that create a clean, modern feel throughout. The den features french doors, making it an ideal home office or flexible living space. The kitchen is both stylish and functional with w

Key facts

• Laundry room
• Hurricane shutters
• Flex room

Tags

• HURRICANE SHUTTERS
• FLEX ROOM
• WOOD CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: Pets allowed conditionally; contact for details (no aggressive breeds)
• HOA & community: Homeowners association with quarterly fee of $800; HOA covers irrigation water, grounds maintenance, recreation facilities and road maintenance; Community amenities include clubhouse, pool and management; Property is in a gated community

Exterior

• Parking: Attached garage with automatic garage door opener; Covered parking for 2 vehicles; Paved driveway
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation uses reclaimed water
• Home design: Two-story home; Resale property; Faces south
• Construction: Built with block, concrete and stucco; Tile roof; Foundation type not specified
• Exterior features: Lanai and screened porch; Porch; Sprinkler/irrigation system (automatic); Shutters (manual); Paved road access; North exposure; Community pool

Interior

• Kitchen: Double oven; Self-cleaning oven; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Primary on main level; Den; Office
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar and breakfast area; Bathtub and separate shower; Cathedral and vaulted ceilings; Formal dining room and living/dining room; Entrance foyer; Eat-in kitchen with kitchen island and pantry; Family/dining room; French doors; High ceilings; Main level primary bedroom; Split bedroom layout; Dual sinks; Walk-in closets; Window coverings / treatments; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup; Laundry tub; Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $465k).
• Recommended offer: $437k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.9% in Harlem Heights — 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 75/100 on livability (#263 in FL, #4,209 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, employment 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; 6 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).
• At $5,636/mo this rent would consume 90% of the median local household income ($75k/yr) (locally 1944% 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 $14k 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 82 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $304k; list at $465k implies a 53% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $437,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $527,422
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8696 Banyan Bay Blvd	0.14mi	4/2.5 (+1)	2,474 (-5%)	0mo	$399,700	$162	78
8313 Sumner Ave	0.47mi	4/2.5 (+1)	2,682 (+3%)	1mo	$535,000	$199	66
8405 Sumner Ave	0.38mi	4/2.5 (+1)	2,869 (+10%)	16mo	$580,000	$202	46
16695 Crownsbury Way	0.67mi	4/3.0 (+1)	2,479 (-5%)	14mo	$725,000	$292	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.61×
• Total profit: $-50,995
• Equity at exit: $69,333

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-54,343
• Equity at exit: $40,205

Cash invested: $130,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $5,636 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$492 /mo · $5,907/yr
• Insurance: −$194
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$267
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $635

Break-even live

Break-even rent $4,833

Max offer price $465,000

Occupancy floor 84%

Sensitivity live

Price	-10% $898	-5% $766	+0% $635	+5% $503	+10% $371
Rent	-10% $189	-5% $412	+0% $635	+5% $857	+10% $1,080
Rate	-1.0pp $869	-0.5pp $753	base $635	+0.5pp $514	+1.0pp $391

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17038 Tremont St Fort Myers, FL	4.0	2.5	2676	$2,500	$0.93	15d	1	0.33mi
17007 Tremont St Fort Myers, FL	3.0	3.0	2758	$2,950	$1.07	24d	1	0.40mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	15d	1	0.53mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	15d	1	0.54mi
8549 S Lake Cir Fort Myers, FL	3.0	2.0	2091	$3,500	$1.67	24d	1	1.03mi
8986 Greenwich Hills Way #201 Fort Myers, FL	2.0	2.0	2040	$5,200	$2.55	24d	1	1.35mi

HOA detail

• Monthly dues: $267 · $3,204/yr

Listing history 27 events

1. 2026-06-17
   days on market $465,000 Active 82 DOM
2. 2026-06-16
   days on market $465,000 Active 81 DOM
3. 2026-06-15
   days on market $465,000 Active 80 DOM
4. 2026-06-13
   days on market $465,000 Active 78 DOM
5. 2026-06-10
   days on market $465,000 Active 75 DOM
6. 2026-06-09
   days on market $465,000 Active 74 DOM
7. 2026-06-07
   days on market $465,000 Active 72 DOM
8. 2026-06-03
   days on market $465,000 Active 68 DOM
9. 2026-06-02
   days on market $465,000 Active 67 DOM
10. 2026-06-01
    days on market $465,000 Active 66 DOM
11. 2026-06-01
    days on market $465,000 Active 65 DOM
12. 2026-05-06
    price $465,000
13. 2026-03-27
    listed $489,000 Active
14. 2025-08-01
    historical $3,500
15. 2025-07-16
    listed $3,500
16. 2025-06-12
    price $469,000
17. 2025-05-30
    listed $479,000 Active
18. 2025-01-14
    historical $3,700
19. 2024-11-01
    listed $3,700
20. 2024-11-01
    listed $524,999 Active
21. 2016-07-15
    historical
22. 2016-03-23
    price $340,000
23. 2016-02-22
    listed $349,000 Active
24. 2013-10-28
    soldstatus $304,000
25. 2013-10-13
    price $329,129
26. 2011-11-02
    soldstatus $3,266,000
27. 2008-08-29
    soldstatus $2,700,000

ⓘ 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: $5,907 · $492/mo
• Projected year-2 tax: $5,907 · $492/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $67,635
• − Mortgage interest: −$26,047
• − Property taxes: −$5,907
• − Insurance: −$7,444
• − Repairs & maintenance: −$5,411
• − Management: −$5,411
• − HOA: −$3,204
• − Depreciation: −$13,527
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $7,451/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 — Harlem Heights

• Score: 75/100
• State rank: #263
• US rank: #4209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-82.8% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $465,000 FORTMLS
• 2026-03-27 Listed $489,000 FORTMLS
• 2025-08-01 Rental Removed $3,500 NAPLESMLS
• 2025-07-16 Listed for Rent $3,500 NAPLESMLS
• 2025-06-12 Price Changed $469,000 BEARMLS
• 2025-05-30 Listed $479,000 BEARMLS
• 2025-01-14 Rental Removed $3,700 NAPLESMLS
• 2024-11-01 Listed for Rent $3,700 NAPLESMLS
• 2024-11-01 Listed $524,999 BEARMLS
• 2016-07-15 Listing Removed — FORTMLS
• 2016-03-23 Price Changed $340,000 FORTMLS
• 2016-02-22 Listed $349,000 FORTMLS
• 2013-10-28 Sold (MLS) $304,000 FORTMLS
• 2013-10-13 Price Changed $329,129 FORTMLS
• 2011-11-02 Sold (Public Records) $3,266,000 Public Records
• 2008-08-29 Sold (Public Records) $2,700,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,907 · +3.5% YoY. Source: county tax records.