11395 Tiverton Trce · Fort Myers, FL 33913

$495,000

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 54 Days on market

Built 2019 8,006 sqft lot Est $787k · 37% under · waterfront $472/mo HOA · 8% of rent

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2,007 Sq. Ft. Summerwood features 3 bedrooms plus a den with French doors and 2 baths. Includes stainless appliances, 42" maple kitchen cabinets, Quartz counter tops throughout, tile on a diagonal in the living areas and baths, and zero corner sliding glass doors to a extended covered lanai with a beautiful water view.

Key facts

• Lakefront residence
• Peaceful lake views
• Oversized island

Tags

• LAKEFRONT RESIDENCE
• OPEN-CONCEPT LAYOUT
• OVERSIZED ISLAND
• EXTENDED SCREENED LANAI
• CUSTOM OUTDOOR KITCHEN
• PEACEFUL LAKE VIEWS

Property features AI

Finance

• Financial info: Pets allowed conditionally (call; restrictions on certain breeds)
• HOA & community: Community of 985 units; Homeowners association with quarterly fee; Quarterly association fee listed; Association services include management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights, and security; Community amenities: bocce court, clubhouse, fitness center, barbecue, picnic area, playground, pickleball, pool, spa/hot tub, sidewalks, tennis courts, and trails; Gated community with street lights

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Paved parking; Garage door opener
• Security: Gated community with security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Irrigation water (reclaimed water)
• Home design: Single-story property; Resale condition
• Construction: Block, concrete and stucco construction; Tile roof; On-site management
• Exterior features: Lanai / screened patio / screened porch; Patio; Porch; Room for pool; Shutters (manual); Sprinkler/irrigation (automatic); Private road frontage; Paved road; Private maintained road; Lakefront / waterfront (lake); Northwest exposure; Southeast facing

Interior

• Kitchen: Refrigerator; Range; Self-cleaning oven; Microwave; Dishwasher; Freezer; Disposal
• Bedrooms: Primary bedroom on main level; Bedroom on main level; Den (additional living space)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks in at least one bathroom; Separate shower in at least one bathroom; Shower-only configuration in at least one bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Eat-in kitchen; Kitchen island; Pantry; Cable TV; High speed internet; Window treatments; Split bedrooms; Dual sinks; Shower only (separate shower); Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).
• Recommended offer: $480k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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; 820 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,618/mo this rent would consume 61% of the median local household income ($110k/yr) (locally 276% 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 54 days — a 3% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $346k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $480,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.13% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $786,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11425 Shady Blossom Dr	0.31mi	4/3.0 (+1)	2,032 (+1%)	1mo	$550,000	$271	74
11238 Shady Blossom Dr	0.18mi	3/3.0	2,202 (+10%)	2mo	$515,000	$234	70
10614 Pistoia Dr	0.43mi	3/3.0	2,032 (+1%)	5mo	$745,000	$367	70
11516 Giulia Dr	0.61mi	3/2.0	2,041 (+2%)	2mo	$590,000	$289	67
10907 Maitland Way	0.50mi	3/2.0	2,107 (+5%)	4mo	$610,000	$290	66
10555 Carena Cir	0.54mi	2/2.0 (-1)	2,041 (+2%)	2mo	$540,000	$265	65
11543 Golden Oak Ter	0.60mi	2/2.0 (-1)	1,917 (-5%)	1mo	$400,000	$209	58
10618 Pistoia Dr	0.41mi	4/3.0 (+1)	2,032 (+1%)	16mo	$727,500	$358	56
11591 Shady Blossom Dr	0.67mi	4/3.0 (+1)	2,032 (+1%)	3mo	$565,000	$278	55
10574 Carena Cir	0.44mi	3/2.5	2,251 (+12%)	6mo	$740,000	$329	53
11884 Bourke Pl	0.63mi	3/2.0	2,107 (+5%)	15mo	$615,000	$292	50
10565 Pistoia Dr	0.55mi	3/3.0	2,247 (+12%)	3mo	$785,000	$349	48

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-51,000
• Equity at exit: $73,806

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-43,726
• Equity at exit: $42,799

Cash invested: $138,600 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 820
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $5,618 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$482 /mo · $5,788/yr
• Insurance: −$206
• HOA: −$472
• Vacancy / Maint / Mgmt: −$1,180
• Net cashflow: $682

Break-even live

Break-even rent $4,755

Max offer price $495,000

Occupancy floor 83%

Sensitivity live

Price	-10% $962	-5% $822	+0% $682	+5% $541	+10% $401
Rent	-10% $238	-5% $460	+0% $682	+5% $903	+10% $1,125
Rate	-1.0pp $931	-0.5pp $807	base $682	+0.5pp $553	+1.0pp $423

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	0.02mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	26d	1	0.15mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	26d	1	0.27mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	26d	1	0.33mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	26d	1	0.37mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	26d	1	0.55mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	26d	1	0.56mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	17d	1	0.59mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	5d	1	0.75mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	26d	1	0.76mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	26d	1	0.77mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	26d	1	0.84mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	26d	1	0.86mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	5d	1	0.88mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	26d	1	0.92mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	21d	1	0.92mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	5d	1	0.94mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	26d	1	0.94mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	26d	1	0.99mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	26d	1	0.99mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	26d	1	0.99mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	26d	1	1.08mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	17d	1	1.08mi
10298 Barberry Ln Unit 10298 Fort Myers, FL	4.0	3.0	2639	$3,500	$1.33	26d	1	1.12mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	18d	1	1.12mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	26d	1	1.12mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	26d	1	1.13mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	18d	1	1.13mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	26d	1	1.20mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	5d	1	1.20mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	21d	1	1.20mi
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	26d	1	1.22mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	26d	1	1.22mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	26d	1	1.25mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	26d	1	1.25mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	26d	1	1.27mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	26d	1	1.28mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	17d	1	1.29mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	26d	1	1.30mi
12469 Pebble Stone Ct Fort Myers, FL	4.0	3.0	2368	$2,750	$1.16	5d	1	1.34mi

HOA detail

• Monthly dues: $472 · $5,664/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-22
   days on market $495,000 Active 54 DOM
2. 2026-06-22
   days on market $495,000 Active 53 DOM
3. 2026-06-17
   days on market $495,000 Active 49 DOM
4. 2026-06-16
   days on market $495,000 Active 48 DOM
5. 2026-06-15
   days on market $495,000 Active 47 DOM
6. 2026-06-13
   days on market $495,000 Active 45 DOM
7. 2026-06-10
   days on market $495,000 Active 42 DOM
8. 2026-06-09
   days on market $495,000 Active 41 DOM
9. 2026-06-08
   days on market $495,000 Active 40 DOM
10. 2026-06-07
    days on market $495,000 Active 39 DOM
11. 2026-06-03
    days on market $495,000 Active 35 DOM
12. 2026-06-02
    days on market $495,000 Active 34 DOM
13. 2026-06-01
    days on market $495,000 Active 33 DOM
14. 2026-05-31
    days on market $495,000 Active 32 DOM
15. 2026-05-22
    price $495,000
16. 2026-04-30
    listed $515,000 Active
17. 2019-06-07
    soldstatus $346,144 Sold 334-char remark

    Show marketing remark (334 chars)

    This 2,007 Sq. Ft. Summerwood features 3 bedrooms plus a den with French doors and 2 baths. Includes stainless appliances, 42" maple kitchen cabinets, Quartz counter tops throughout, tile on a diagonal in the living areas and baths, and zero corner sliding glass doors to a extended covered lanai with a beautiful water view.

18. 2019-04-29
    status Pending 334-char remark

    Show marketing remark (334 chars)

    This 2,007 Sq. Ft. Summerwood features 3 bedrooms plus a den with French doors and 2 baths. Includes stainless appliances, 42" maple kitchen cabinets, Quartz counter tops throughout, tile on a diagonal in the living areas and baths, and zero corner sliding glass doors to a extended covered lanai with a beautiful water view.

19. 2019-03-19
    listed $356,144 Active 334-char remark

    Show marketing remark (334 chars)

    This 2,007 Sq. Ft. Summerwood features 3 bedrooms plus a den with French doors and 2 baths. Includes stainless appliances, 42" maple kitchen cabinets, Quartz counter tops throughout, tile on a diagonal in the living areas and baths, and zero corner sliding glass doors to a extended covered lanai with a beautiful water view.

ⓘ 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: $5,788 · $482/mo
• Projected year-2 tax: $5,788 · $482/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 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 · 25 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: $67,412
• − Mortgage interest: −$27,728
• − Property taxes: −$5,788
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,393
• − Management: −$5,393
• − HOA: −$5,664
• − Depreciation: −$14,400
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $8,041/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): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (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%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• 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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+39.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $495,000 FORTMLS
• 2026-04-30 Listed $515,000 FORTMLS
• 2019-06-07 Sold (MLS) $346,144 FORTMLS
• 2019-04-29 Pending — FORTMLS
• 2019-03-19 Listed $356,144 FORTMLS

Property tax history

+28.2%/yr

Latest (2025): $5,788 · +2.3% YoY. Source: county tax records.