10791 Palazzo Way #405 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 6 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C+ 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 +19.4/30.0
- ARV discount +12.9/15.0
- 1% rule +7.5/10.0
- DSCR +6.3/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Schools +3.7/10.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$289,000
10791 Palazzo Way #405 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,242 sqft · Condo
· 181 Days on market
55+ age-restricted
Built 2017
$233/sqft
· 12% below area
Est $329k · 12% under
$1018/mo HOA · 23% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to effortless Florida living in the highly sought-after Palazzo at Pelican Preserve, located within Pelican Preserve, Fort Myers’ premier gated 55+ resort-style community. This top-floor Tivoli model 2-bedroom, 2-bathroom condominium offers a bright, open layout filled with natural light and enhanced by elegant trey ceilings and a crisp white palette throughout. The thoughtfully designed floor plan features tile in the main living areas and luxury vinyl flooring in the bedrooms for both style and durability.
Key facts
- Cabana dining
- Hot tub
- Grill area
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $289k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $558 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $289k).
- Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.6% vs local median 2.7% 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% 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 flat; 1225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,523/mo this rent would consume 49% of the median local household income ($110k/yr) — 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 $2k of loan paydown is wiped out by about $9k 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 181 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 23% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$254,320
(12.0% below list)
Questions for the listing agent
- It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.57% ✓
- Cap rate
- 8.61%
- Cash-on-cash
- 8.28%
- DSCR
- 1.37
- GRM
- 5.3
CMA / ARV
- ARV (median comp)
- $328,693
- List price
- $289,000
- Delta
- -12.08%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10695 Camarelle Cir | 0.49mi | 2/2.0 | 1,227 (-1%) | 1mo | $322,500 | $263 | 74 |
| 10791 Palazzo Way #101 | 0.01mi | 3/2.0 (+1) | 1,390 (+12%) | 1mo | $292,000 | $210 | 74 |
| 10550 Amiata Way #303 | 1.36mi | 2/2.0 | 1,248 (+0%) | 1mo | $220,000 | $176 | 64 |
| 10550 Amiata Way #104 | 1.36mi | 2/2.0 | 1,248 (+0%) | 2mo | $215,000 | $172 | 63 |
| 10134 Colonial Country Club Blvd #904 | 1.05mi | 2/2.0 | 1,209 (-3%) | 1mo | $230,000 | $190 | 60 |
| 10720 Ravenna Way W #205 | 1.28mi | 2/2.0 | 1,283 (+3%) | 0mo | $248,500 | $194 | 59 |
| 10523 Diamante Way | 0.63mi | 2/2.0 | 1,355 (+9%) | 1mo | $255,000 | $188 | 55 |
| 11104 Yellow Poplar Dr | 0.90mi | 3/2.0 (+1) | 1,283 (+3%) | 2mo | $300,000 | $234 | 53 |
| 10663 Avila Cir | 0.52mi | 2/2.0 | 1,466 (+18%) | 0mo | $340,000 | $232 | 50 |
| 10109 Colonial Country Club Blvd #2404 | 0.82mi | 2/2.0 | 1,116 (-10%) | 0mo | $172,000 | $154 | 48 |
| 10710 Ravenna Way #201 | 1.31mi | 3/2.0 (+1) | 1,396 (+12%) | 1mo | $240,000 | $172 | 39 |
| 10720 Ravenna Way #201 | 1.28mi | 3/2.0 (+1) | 1,396 (+12%) | 1mo | $285,000 | $204 | 39 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -7.7%
- Equity multiple
- 0.73×
- Total profit
- $-22,250
- Equity at exit
- $43,091
10-year hold
- IRR
- -3.6%
- Equity multiple
- 0.80×
- Total profit
- $-16,185
- Equity at exit
- $24,987
Cash invested: $80,920 (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.
Active competition Active MLS
- For sale now
- 1 active · 3 under contract
- Median asking
- $275,000 ($210/sqft)
- Median days on market
- 80 d
- This list price
- 100% of active listings are priced below it
- ARV vs active asking
- +26.0% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1225
- Price-to-rent
- 5.3×
Monthly cashflow live
↻
- Estimated rent
- $4,523 high interval (Pro) →
- Mortgage (P&I)
- −$1,516
- Tax est. 1.5%
- −$361 /mo · $4,335/yr
- Insurance
- −$120
- HOA
- −$1,018
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$950
- Net cashflow
- $558
Break-even live
Break-even rent
$3,817
Max offer price
$289,000
Occupancy floor
83%
Sensitivity live
| Price | -10% $758 | -5% $658 | +0% $558 | +5% $458 | +10% $358 |
|---|---|---|---|---|---|
| Rent | -10% $201 | -5% $380 | +0% $558 | +5% $737 | +10% $916 |
| Rate | -1.0pp $704 | -0.5pp $632 | base $558 | +0.5pp $483 | +1.0pp $407 |
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
- $72,250
- Closing costs
- $8,670
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10791 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,500 | $4.45 | 24d | 1 | 0.02mi |
| 10791 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,500 | $4.45 | 10d | 1 | 0.02mi |
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 164d | 1 | 0.02mi |
| 10780 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $4,900 | $3.97 | 10d | 1 | 0.06mi |
| 10780 Palazzo Way #303 Fort Myers, FL | 2.0 | 2.0 | 1235 | $4,900 | $3.97 | 16d | 1 | 0.06mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 10d | 3 | 0.08mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $4,000 | $3.22 | 2d | 2 | 0.08mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 0d | 3 | 0.08mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $5,800 | $4.67 | 17d | 3 | 0.08mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 164d | 1 | 0.11mi |
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 164d | 1 | 0.12mi |
| 10711 Palazzo Way Unit 304 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,200 | $1.75 | 0d | 1 | 0.17mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 52d | 1 | 0.17mi |
| 10700 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1316 | $4,975 | $3.78 | 10d | 2 | 0.23mi |
| 10700 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1316 | $4,975 | $3.78 | 16d | 2 | 0.23mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 162d | 1 | 0.23mi |
| 10695 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1227 | $5,500 | $4.48 | 10d | 1 | 0.49mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 162d | 1 | 0.61mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 10d | 1 | 0.69mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 133d | 1 | 0.69mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 10d | 1 | 0.71mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 164d | 1 | 0.71mi |
| 10714 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $5,500 | $4.48 | 164d | 1 | 0.72mi |
| 10702 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1347 | $5,500 | $4.08 | 10d | 1 | 0.73mi |
| 10702 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1347 | $5,500 | $4.08 | 6d | 1 | 0.73mi |
| 10702 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1347 | $5,500 | $4.08 | 164d | 1 | 0.73mi |
| 10457 Materita Dr Fort Myers, FL | 2.0 | 2.0 | 1348 | $2,300 | $1.71 | 116d | 1 | 0.74mi |
| 10700 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $3,500 | $2.85 | 164d | 1 | 0.74mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 152d | 1 | 0.83mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 110d | 1 | 0.84mi |
| 10113 Colonial Country Club Blvd #2205 Fort Myers, FL | 2.0 | 2.0 | 1309 | $4,700 | $3.59 | 18d | 1 | 0.84mi |
| 10116 Colonial Country Club Blvd #306 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,800 | $4.30 | 31d | 1 | 0.89mi |
| 10116 Colonial Country Club Blvd #306 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,800 | $4.30 | 10d | 1 | 0.89mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 164d | 1 | 0.90mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 10d | 1 | 0.90mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 10d | 1 | 0.91mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 110d | 1 | 0.93mi |
| 10128 Colonial Country Club Blvd #604 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,800 | $4.30 | 10d | 1 | 0.97mi |
| 10128 Colonial Country Club Blvd #604 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,800 | $4.30 | 15d | 1 | 0.97mi |
| 10130 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1212 | $4,800 | $3.96 | 18d | 2 | 0.99mi |
Property features AI
Finance
- Other
- Part of a complex with 66 units (22 units in building; 4 units per floor)
- Financial info
- Total annual recurring fees listedTotal one-time fees listed
- HOA & community
- Mandatory HOAMaster HOA charged quarterlyCondo fee charged quarterlyProfessional managementMaintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, repairs, reserves, security, sewer, street lights, street maintenance, trash removal, and waterCommunity amenities include clubhouse, community pool and spa/hot tub, fitness center and exercise rooms, full service spa, golf course (non-equity), tennis and pickleball courts, bocce, putting green, basketball, bike/jog paths, sidewalks and streetlights, dog park, fishing pier, library, business center, theater, restaurant, billiards, hobby room, BBQ/picnic areas
Exterior
- Parking
- 1 assigned covered parkingDetached 1-car carport
- Security
- Gated community with guard at gate
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential mid-rise carriage/coach building (4–7 stories)Built in 2017Rear exposure facing southPart of Pelican Preserve development (Palazzo sub-condo)
- Construction
- Concrete block construction
- Exterior features
- Stucco exteriorTile roofImpact-resistant windows and doorsGated community with guard at gateWooded area viewPaved road accessReclaimed irrigation
Interior
- Kitchen
- IslandPantryDishwasherDisposalMicrowaveRangeRefrigerator/FreezerSelf-cleaning ovenBreakfast bar and breakfast room
- Bedrooms
- 2 bedrooms
- Flooring
- TileVinyl
- Bathrooms
- 2 full bathroomsMaster bathroom with shower (no tub)
- Heating & cooling
- Central electric heatCentral electric coolingCeiling fans
- Interior features
- Cable prewire and high-speed internet availablePantrySmoke detectorsTray ceilingWalk-in closetWindow coveringsCommon elevatorScreened lanai/porch
- Laundry & utility
- In-unit laundry (washer and dryer included)
HOA detail $1,018/mo · $12,216/yr condo
- Likely covers
- security
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-04days on market $289,000 Active 181 DOM
-
2026-09-03days on market $289,000 Active 180 DOM
-
2026-08-31days on market $289,000 Active 177 DOM
-
2026-08-28days on market $289,000 Active 174 DOM
-
2026-08-26days on market $289,000 Active 172 DOM
-
2026-08-24days on market $289,000 Active 170 DOM
-
2026-08-23days on market $289,000 Active 169 DOM
-
2026-08-21days on market $289,000 Active 167 DOM
-
2026-08-20days on market $289,000 Active 166 DOM
-
2026-08-19days on market $289,000 Active 165 DOM
-
2026-08-18days on market $289,000 Active 164 DOM
-
2026-08-16days on market $289,000 Active 162 DOM
-
2026-08-15days on market $289,000 Active 161 DOM
-
2026-08-13days on market $289,000 Active 159 DOM
-
2026-08-11days on market $289,000 Active 157 DOM
-
2026-08-10days on market $289,000 Active 156 DOM
-
2026-08-09days on market $289,000 Active 155 DOM
-
2026-08-07days on market $289,000 Active 153 DOM
-
2026-08-06days on market $289,000 Active 152 DOM
-
2026-08-05days on market $289,000 Active 151 DOM
-
2026-08-04days on market $289,000 Active 150 DOM
-
2026-07-30days on market $289,000 Active 144 DOM
-
2026-07-28days on market $289,000 Active 143 DOM
-
2026-07-26days on market $289,000 Active 141 DOM
-
2026-07-24days on market $289,000 Active 139 DOM
-
2026-07-23days on market $289,000 Active 138 DOM
-
2026-07-22days on market $289,000 Active 137 DOM
-
2026-07-21days on market $289,000 Active 136 DOM
-
2026-07-18days on market $289,000 Active 133 DOM
-
2026-07-18days on market $289,000 Active 132 DOM
-
2026-07-16days on market $289,000 Active 131 DOM
-
2026-07-15days on market $289,000 Active 130 DOM
-
2026-07-14days on market $289,000 Active 129 DOM
-
2026-07-13days on market $289,000 Active 128 DOM
-
2026-07-13days on market $289,000 Active 127 DOM
-
2026-07-12days on market $289,000 Active 126 DOM
-
2026-07-10days on market $289,000 Active 125 DOM
-
2026-07-09days on market $289,000 Active 124 DOM
-
2026-07-07days on market $289,000 Active 122 DOM
-
2026-07-06days on market $289,000 Active 121 DOM
-
2026-07-05days on market $289,000 Active 120 DOM
-
2026-07-02days on market $289,000 Active 117 DOM
-
2026-07-01days on market $289,000 Active 116 DOM
-
2026-06-30days on market $289,000 Active 115 DOM
-
2026-06-29days on market $289,000 Active 114 DOM
-
2026-06-28days on market $289,000 Active 113 DOM
-
2026-06-25days on market $289,000 Active 109 DOM
-
2026-06-22days on market $289,000 Active 107 DOM
-
2026-06-22days on market $289,000 Active 106 DOM
-
2026-06-17days on market $289,000 Active 102 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 9/10 Extreme 6 d/yr ≥107°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $54,279
- − Mortgage interest
- −$16,188
- − Property taxes
- −$4,335
- − Insurance
- −$1,445
- − Repairs & maintenance
- −$4,342
- − Management
- −$4,342
- − HOA
- −$12,216
- − Depreciation
- −$8,407
- Taxable income
- $3,003
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$721
- After-tax cash flow
- $5,977/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.
Condition & rehab AI · 13 photos
80/100
Cosmetic rehab
Est. rehab $6,210–$18,630 screening
This top-floor Tivoli model 2-bedroom, 2-bathroom condominium is in good condition with a bright, open layout and modern finishes. It is located in a highly sought-after gated community with amenities like tennis courts and a pool. The property is move-in ready and would benefit from a fresh coat of paint on the exterior and cleaning the windows to enhance its curb appeal and resale value.
Value-add opportunities
- Both Paint the exterior — Enhances curb appeal and resale value ↑
- Both Clean the windows — Improves natural light and overall appearance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 37/100
Zoned Schools
Elementary
Orange River Elementary School
F
FL #1,684/2,144
Nat'l #22,764/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 3% Cuban 2%
- Languages at home
- 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 2%
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
- ▼ -25.45%
- Current HPI
- 221.7115
- Rent YoY
- ▲ 0.37%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-03-07 Listed $289,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…