431 Van Buren St Unit C7 · Fort Myers, FL 33916

$86,900

1 bd · 1.0 ba · 636 sqft · Condo public records · 20 Days on market

Built 1975 $297/mo HOA · 26% of rent

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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 +12.1/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautiful and upgraded 1 bedroom condo in a very sought after gem of a community! So close to the Downtown River District and all the amazing restaurants and shops it has to offer. Too many upgrades to include! Come see this lovely condo that is priced to sell immediately!

Key facts

• Newer ac
• Non-flood zone
• $297 HOA

Tags

• NEWER AC
• NON-FLOOD ZONE
• OWNER-OCCUPIED COMMUNITY
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Lot is on a private maintained paved road with alley access; Lot features include rectangular shape and dead-end location; Property condition: resale; North exposures
• Financial info: Pets allowed on a conditional basis (call for details)
• HOA & community: Homeowners association with monthly fee; Association fee includes management, irrigation water, laundry, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, trash and water; Community amenities: clubhouse, pool, billiards/billiard room, shuffleboard, barbecue/picnic area, bike storage, storage, sidewalks, management; Condo-hotel community; Senior community; 48 units in the community; Street lights

Exterior

• Parking: Assigned parking; Driveway; Guest parking; Handicap-accessible space; Paved parking; One designated space
• Security: Security guard; Smoke detectors
• Utilities: Cable available; High-speed internet available; Sewer assessment paid; Water assessment paid; Municipal irrigation
• Home design: 2-story building; Entry level: 2; South-facing
• Construction: Block, concrete and stucco construction; Metal roof; Built on foundation (standard)
• Exterior features: Courtyard; Fenced yard; Automatic sprinklers; Outdoor grill; Patio

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: Great Room
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Built-in features; Living/dining room; Tub with shower; Cable TV; Window treatments; High-speed internet; Single-hung windows
• Laundry & utility: Washer and dryer included; Laundry inside; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (3.9% below list).
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $83k (3.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.3% in Fort Myers — 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.3%/yr); 271 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $601 of loan paydown is wiped out by about $3k 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 20 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $75k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: 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 $83,498 (3.9% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 6.3

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: -23.0%
• Equity multiple: 0.24×
• Total profit: $-18,454
• Equity at exit: $12,957

10-year hold

• IRR: -39.4%
• Equity multiple: -0.22×
• Total profit: $-29,762
• Equity at exit: $7,514

Cash invested: $24,332 (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 33916

• Home prices YoY: -28.2%
• Rents YoY: -4.3%
• Active inventory: 271
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$456
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$36
• HOA: −$297
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-19

Break-even live

Break-even rent $1,172

Max offer price $83,498

Occupancy floor 97%

Sensitivity live

Price	-10% $30	-5% $5	+0% $-19	+5% $-44	+10% $-68
Rent	-10% $-110	-5% $-65	+0% $-19	+5% $26	+10% $71
Rate	-1.0pp $25	-0.5pp $3	base $-19	+0.5pp $-42	+1.0pp $-65

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4104 Desoto Ave Fort Myers, FL	2.0	1.0	700	$1,195	$1.71	25d	1	0.48mi
3744 Estelle Ave Fort Myers, FL	2.0	1.0	725	$999	$1.38	25d	1	0.51mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$1,693	$1.58	5d	14	0.55mi
704 Karlov St Unit 704 Fort Myers, FL	2.0	1.0	725	$1,095	$1.51	5d	1	0.56mi
3814 Desoto Ave Fort Myers, FL	1.0	1.0	700	$959	$1.37	5d	1	0.60mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	5d	1	0.88mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	21d	1	0.88mi
420 Fairfax Dr Unit 5 Fort Myers, FL	1.0	1.0	476	$1,200	$2.52	13d	1	1.18mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	25d	1	1.19mi
221 Maria St Unit 225 Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	25d	1	1.28mi
227 Maria St Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	25d	1	1.28mi
3225 E Riverside Dr Fort Myers, FL	1.0	1.0	560	$1,800	$3.21	25d	1	1.35mi
3175 Royalston Ave #105 Fort Myers, FL	1.0	1.0	476	$1,059	$2.22	25d	1	1.42mi
3155 Royalston Ave #201 Fort Myers, FL	1.0	1.0	476	$1,059	$2.22	25d	1	1.44mi

HOA detail condo

• Monthly dues: $297 · $3,564/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-22
   days on market $86,900 Active 20 DOM
2. 2026-06-18
   days on market $86,900 Active 17 DOM
3. 2026-06-17
   days on market $86,900 Active 16 DOM
4. 2026-06-16
   days on market $86,900 Active 15 DOM
5. 2026-06-15
   days on market $86,900 Active 14 DOM
6. 2026-06-13
   days on market $86,900 Active 12 DOM
7. 2026-06-10
   days on market $86,900 Active 9 DOM
8. 2026-06-09
   days on market $86,900 Active 8 DOM
9. 2026-06-08
   days on market $86,900 Active 7 DOM
10. 2026-06-07
    days on market $86,900 Active 6 DOM
11. 2026-06-03
    days on market $86,900 Active 2 DOM
12. 2026-06-02
    remarks 536-char remark
13. 2026-06-01
    remarks 519-char remark
14. 2026-06-01
    listed $86,900 Active 1 DOM

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,770
• − Mortgage interest: −$4,868
• − Property taxes: −$1,642
• − Insurance: −$434
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − HOA: −$3,564
• − Depreciation: −$2,528
• Taxable loss: −$1,470
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $122/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 27,943
• Household income: $52,586
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2324.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% Hispanic / Latino 30% White 28% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 7% Dominican 1%
• Common ancestry: Estonian 3% Hispanic 1% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -95.73%
• Current HPI: 243.2657
• Rent YoY: ▼ -4.30%
• 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

+247.6% since first listed

10 events — show timeline

• 2026-06-01 Listed $86,900 FORTMLS
• 2021-07-15 Sold (Public Records) $74,900 Public Records
• 2021-07-06 Sold (MLS) $74,900 FORTMLS
• 2021-06-07 Pending — FORTMLS
• 2021-05-24 Relisted — FORTMLS
• 2021-05-24 Pending — FORTMLS
• 2021-03-23 Listed $74,900 FORTMLS
• 2015-03-26 Sold (Public Records) $29,000 Public Records
• 1997-03-24 Sold (Public Records) $24,000 Public Records
• 1988-04-11 Sold (Public Records) $25,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $1,642 · +2.4% YoY. Source: county tax records.