1891 Corona Del Sire Dr · North Fort Myers, FL 33917

$250,000

2 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 88 Days on market

Built 2000 6,751 sqft lot Est $266k · 6% under $242/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 +22.6/30.0
• ARV discount +10.2/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Popular Herons Glen Golfing Community welcomes you home. This lovely Laconia model features 2 bedroom/ 2 bath with a nice sized garage with a skeeter beater already in place. This home is the perfect size to enjoy your new relaxed lifestyle. Open floor plan with split bedrooms for privacy, freshly painted in the inside, brand new stainless steel appliances and newer AC, this home awaits its new owner to put their own stamp and make it their own. A golf cart is included for you and your family or guests to enjoy endless golf cart rides throughout the community. Truly one of the best values in Herons Glen, this home is waiting for you. Come by soon! Herons Glen boasts a brand new championship 18 hole golf course, 6 Har-Tru lighted tennis courts, 6 pickleball courts, brand new state-of-the-art fitness center, bocce, shuffleboard, resort style pool/spa, and a fabulous new bar and restaurant!

Key facts

• Brand new kitchen
• 6,751 sq ft lot
• 2 garage spots

Tags

• MODERN PORCELAIN TILE FLOORS
• BRAND NEW KITCHEN
• WHITE SHAKER CABINETRY
• LEVEL 5 GRANITE COUNTERS
• GLASS-ENCLOSED RAIN SHOWER
• MODERN LIGHTED MIRRORS

Property features AI

Finance

• Other: Irrigation water included in assessment / reclaimed water
• Financial info: Pets allowed conditionally (call) — maximum 3 pets
• HOA & community: Homeowners association (quarterly fee); Association fee includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights, and security; Community amenities: clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, bocce, pickleball, tennis courts, shuffleboard, trails, sidewalks, barbecue/picnic areas, restaurant, billiards/hobby/library rooms, management, and more; Approximately 1,300 units in the community

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Garage door opener; Paved parking
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High speed internet available; Underground utilities
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Lanai; Porch; Screened porch; Sprinkler/irrigation (automatic); Private road frontage; Paved private road; North exposure; Rectangular lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Self-cleaning oven; Freezer; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Bedroom on main level; Main level primary; Guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Eat-in kitchen; Family/Dining room; High ceilings; Living/Dining room; Custom mirrors; Pantry; Shower only with separate shower; Cable TV available; Window treatments; High speed internet available; Partially furnished
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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 rising (+2.6%/yr); 846 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,007/mo this rent would consume 66% of the median local household income ($55k/yr) (locally 775% 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 $2k of loan paydown is wiped out by about $8k 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 88 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $265,650
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 Rio Nuevo Dr	0.16mi	2/2.0	1,408 (+11%)	3mo	$295,000	$210	71
20919 Villareal Way	0.16mi	2/2.0	1,428 (+13%)	14mo	$286,000	$200	60
1941 Palo Duro Blvd	0.14mi	3/2.0 (+1)	1,448 (+14%)	17mo	$281,000	$194	50
20621 Marathona Ct	0.72mi	2/2.0	1,140 (-10%)	23mo	$272,500	$239	31

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-22,100
• Equity at exit: $37,276

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $2,071
• Equity at exit: $21,615

Cash invested: $70,000 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 846
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,007 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$291 /mo · $3,488/yr
• Insurance: −$104
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$242
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $303

Break-even live

Break-even rent $2,624

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $444	-5% $373	+0% $303	+5% $232	+10% $161
Rent	-10% $65	-5% $184	+0% $303	+5% $421	+10% $540
Rate	-1.0pp $428	-0.5pp $366	base $303	+0.5pp $238	+1.0pp $172

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	25d	1	0.05mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	25d	1	0.13mi
1670 Palo Duro Blvd North Fort Myers, FL	2.0	2.0	1604	$2,700	$1.68	4d	1	0.16mi
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	16d	1	0.29mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	17d	1	0.40mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	25d	1	0.40mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	22d	1	0.66mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	0.66mi
20038 Fiddlewood Ave North Fort Myers, FL	3.0	2.0	1519	$1,999	$1.32	21d	1	0.80mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	25d	1	0.83mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	25d	1	0.89mi
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	25d	1	1.25mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	25d	1	1.32mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	3d	1	1.45mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	3d	1	1.49mi

HOA detail

• Monthly dues: $242 · $2,904/yr
• Likely covers: poolgym

Listing history 27 events

1. 2026-06-22
   days on market $250,000 Active 88 DOM
2. 2026-06-17
   days on market $250,000 Active 84 DOM
3. 2026-06-16
   days on market $250,000 Active 83 DOM
4. 2026-06-15
   days on market $250,000 Active 82 DOM
5. 2026-06-13
   days on market $250,000 Active 80 DOM
6. 2026-06-10
   days on market $250,000 Active 77 DOM
7. 2026-06-09
   days on market $250,000 Active 76 DOM
8. 2026-06-07
   days on market $250,000 Active 74 DOM
9. 2026-06-03
   days on market $250,000 Active 70 DOM
10. 2026-06-02
    days on market $250,000 Active 69 DOM
11. 2026-06-01
    days on market $250,000 Active 68 DOM
12. 2026-06-01
    days on market $250,000 Active 67 DOM
13. 2026-05-12
    price $250,000
14. 2026-04-16
    price $269,000
15. 2026-03-24
    listed $300,000 Active
16. 2025-12-08
    soldstatus $175,000
17. 2025-12-03
    soldstatus $175,000 Closed 901-char remark

    Show marketing remark (901 chars)

    Popular Herons Glen Golfing Community welcomes you home. This lovely Laconia model features 2 bedroom/ 2 bath with a nice sized garage with a skeeter beater already in place. This home is the perfect size to enjoy your new relaxed lifestyle. Open floor plan with split bedrooms for privacy, freshly painted in the inside, brand new stainless steel appliances and newer AC, this home awaits its new owner to put their own stamp and make it their own. A golf cart is included for you and your family or guests to enjoy endless golf cart rides throughout the community. Truly one of the best values in Herons Glen, this home is waiting for you. Come by soon! Herons Glen boasts a brand new championship 18 hole golf course, 6 Har-Tru lighted tennis courts, 6 pickleball courts, brand new state-of-the-art fitness center, bocce, shuffleboard, resort style pool/spa, and a fabulous new bar and restaurant!

18. 2025-11-17
    status Pending 901-char remark

    Show marketing remark (901 chars)

    Popular Herons Glen Golfing Community welcomes you home. This lovely Laconia model features 2 bedroom/ 2 bath with a nice sized garage with a skeeter beater already in place. This home is the perfect size to enjoy your new relaxed lifestyle. Open floor plan with split bedrooms for privacy, freshly painted in the inside, brand new stainless steel appliances and newer AC, this home awaits its new owner to put their own stamp and make it their own. A golf cart is included for you and your family or guests to enjoy endless golf cart rides throughout the community. Truly one of the best values in Herons Glen, this home is waiting for you. Come by soon! Herons Glen boasts a brand new championship 18 hole golf course, 6 Har-Tru lighted tennis courts, 6 pickleball courts, brand new state-of-the-art fitness center, bocce, shuffleboard, resort style pool/spa, and a fabulous new bar and restaurant!

19. 2025-11-04
    price $215,000 901-char remark

    Show marketing remark (901 chars)

    Popular Herons Glen Golfing Community welcomes you home. This lovely Laconia model features 2 bedroom/ 2 bath with a nice sized garage with a skeeter beater already in place. This home is the perfect size to enjoy your new relaxed lifestyle. Open floor plan with split bedrooms for privacy, freshly painted in the inside, brand new stainless steel appliances and newer AC, this home awaits its new owner to put their own stamp and make it their own. A golf cart is included for you and your family or guests to enjoy endless golf cart rides throughout the community. Truly one of the best values in Herons Glen, this home is waiting for you. Come by soon! Herons Glen boasts a brand new championship 18 hole golf course, 6 Har-Tru lighted tennis courts, 6 pickleball courts, brand new state-of-the-art fitness center, bocce, shuffleboard, resort style pool/spa, and a fabulous new bar and restaurant!

20. 2025-10-01
    listed $250,000 Active 901-char remark

    Show marketing remark (901 chars)

    Popular Herons Glen Golfing Community welcomes you home. This lovely Laconia model features 2 bedroom/ 2 bath with a nice sized garage with a skeeter beater already in place. This home is the perfect size to enjoy your new relaxed lifestyle. Open floor plan with split bedrooms for privacy, freshly painted in the inside, brand new stainless steel appliances and newer AC, this home awaits its new owner to put their own stamp and make it their own. A golf cart is included for you and your family or guests to enjoy endless golf cart rides throughout the community. Truly one of the best values in Herons Glen, this home is waiting for you. Come by soon! Herons Glen boasts a brand new championship 18 hole golf course, 6 Har-Tru lighted tennis courts, 6 pickleball courts, brand new state-of-the-art fitness center, bocce, shuffleboard, resort style pool/spa, and a fabulous new bar and restaurant!

21. 2013-02-15
    soldstatus $137,700
22. 2013-02-13
    soldstatus $137,675 806-char remark

    Show marketing remark (806 chars)

    This spotless, bright and cheery Laconia model is all ready for you to move right in, just bring your suitcase! Mrs. Clean lived here. The sunny kitchen eat in area is surrounded by windows. A very large family room/ dining room area is perfect for entertaining. The very spacious master bedroom has many windows and a slider to the screened lanai. Master bath has a separate shower and garden tub. The guest bedroom has lots of room and its' own bath. You'll find lots to love about this special home. Herons Glen is a resident owned, financially secure community with clubhouse, restaurant, lounge, pool, spa, hobby rooms, libraries, billiards room, fitness center, 18 hole championship golf course, bocce, shuffleboard, pickleball, hartru tennis courts and lots more. Come join the fun in Herons Glen.

23. 2013-01-02
    price $149,900 806-char remark

    Show marketing remark (806 chars)

    This spotless, bright and cheery Laconia model is all ready for you to move right in, just bring your suitcase! Mrs. Clean lived here. The sunny kitchen eat in area is surrounded by windows. A very large family room/ dining room area is perfect for entertaining. The very spacious master bedroom has many windows and a slider to the screened lanai. Master bath has a separate shower and garden tub. The guest bedroom has lots of room and its' own bath. You'll find lots to love about this special home. Herons Glen is a resident owned, financially secure community with clubhouse, restaurant, lounge, pool, spa, hobby rooms, libraries, billiards room, fitness center, 18 hole championship golf course, bocce, shuffleboard, pickleball, hartru tennis courts and lots more. Come join the fun in Herons Glen.

24. 2008-07-02
    soldstatus $187,000
25. 2008-07-01
    soldstatus $187,000
26. 2008-04-12
    price $189,000
27. 2000-06-12
    listed $137,900

ⓘ 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: $3,488 · $291/mo
• Projected year-2 tax: $3,488 · $291/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $36,085
• − Mortgage interest: −$14,004
• − Property taxes: −$3,488
• − Insurance: −$2,752
• − Repairs & maintenance: −$2,887
• − Management: −$2,887
• − HOA: −$2,904
• − Depreciation: −$7,273
• Taxable loss: −$110
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $3,657/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+81.3% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $250,000 FORTMLS
• 2026-04-16 Price Changed $269,000 FORTMLS
• 2026-03-24 Listed $300,000 FORTMLS
• 2025-12-08 Sold (Public Records) $175,000 Public Records
• 2025-12-03 Sold (MLS) $175,000 FORTMLS
• 2025-11-17 Pending — FORTMLS
• 2025-11-04 Price Changed $215,000 FORTMLS
• 2025-10-01 Listed $250,000 FORTMLS
• 2013-02-15 Sold (Public Records) $137,700 Public Records
• 2013-02-13 Sold (MLS) $137,675 FORTMLS
• 2013-01-02 Price Changed $149,900 FORTMLS
• 2008-07-02 Sold (Public Records) $187,000 Public Records
• 2008-07-01 Sold (MLS) $187,000 FORTMLS
• 2008-04-12 Price Changed $189,000 FORTMLS
• 2000-06-12 Listed $137,900 FORTMLS

Property tax history

+0.3%/yr

Latest (2025): $3,488 · +3.0% YoY. Source: county tax records.