10125 Colonial Country Club Blvd #1703 · Fort Myers, FL 33913

$275,000

2 bd · 2.0 ba · 1,309 sqft · Condo public records · 80 Days on market

Built 2004 $878/mo HOA · 20% of rent

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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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 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

Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

Key facts

• Quartz countertops
• Custom cabinets
• Updated flooring

Tags

• COMPLETELY RENOVATED
• CUSTOM CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED FLOORING
• ELEGANT CATHEDRAL CEILING

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with annual fee; Association amenities include clubhouse, fitness center, pool, tennis courts, pickleball, bocce court, trails, restaurant and on-site management; HOA fee includes cable TV, internet, grounds maintenance, recreation facilities and water; Large community (approx. 1,699 units); Gated community with golf

Exterior

• Parking: Assigned parking; Detached carport (1 covered space); One assigned space
• Security: Gated with guard
• Utilities: Public water; Public sewer; Cable available
• Home design: 2-story building; Entry level: 1; Resale property; North-facing
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai/porch (screened); Sprinkler/irrigation system; Exterior shutters (electric); Community pool; Lakefront view; South exposure; Gated community with guard

Interior

• Kitchen: Dishwasher; Microwave; Range; Pantry; Eat-in kitchen
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Dual sinks; Eat-in kitchen; Open living/dining area; Pantry; Shower only (separate shower); Window treatments; Split bedroom layout; Single-hung windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents flat; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,432/mo this rent would consume 48% 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 $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 80 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-35,050
• Equity at exit: $41,003

10-year hold

• IRR: -12.3%
• Equity multiple: 0.41×
• Total profit: $-45,667
• Equity at exit: $23,777

Cash invested: $77,000 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 821
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,432 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$324 /mo · $3,894/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$878
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $315

Break-even live

Break-even rent $4,033

Max offer price $275,000

Occupancy floor 88%

Sensitivity live

Price	-10% $471	-5% $393	+0% $315	+5% $237	+10% $160
Rent	-10% $-35	-5% $140	+0% $315	+5% $490	+10% $665
Rate	-1.0pp $454	-0.5pp $385	base $315	+0.5pp $244	+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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	25d	1	0.05mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	4d	1	0.06mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	0.06mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	17d	1	0.15mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	25d	1	0.15mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	25d	1	0.16mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	25d	1	0.17mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	0.19mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	0.22mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	0.22mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	0.22mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	0.26mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	17d	1	0.28mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	25d	1	0.45mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	4d	1	0.47mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.49mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	0.50mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	25d	1	0.53mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	0.58mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.72mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	25d	1	0.73mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.73mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	25d	1	0.73mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	25d	1	0.75mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	25d	1	0.75mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.75mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.78mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.79mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.79mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.83mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	25d	1	0.84mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.85mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.85mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.94mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	0.97mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	25d	1	1.01mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	25d	1	1.01mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	1.03mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	25d	1	1.06mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	25d	1	1.07mi

HOA detail condo

• Monthly dues: $878 · $10,536/yr
• Likely covers: waterelectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-10
   days on market $275,000 Active 80 DOM
2. 2026-06-09
   days on market $275,000 Active 79 DOM
3. 2026-06-07
   days on market $275,000 Active 77 DOM
4. 2026-06-03
   days on market $275,000 Active 73 DOM
5. 2026-06-02
   days on market $275,000 Active 72 DOM
6. 2026-06-01
   days on market $275,000 Active 71 DOM
7. 2026-06-01
   days on market $275,000 Active 70 DOM
8. 2026-03-17
   listed $275,000 Active
9. 2025-01-31
   soldstatus $285,000 Closed 1444-char remark

   Show marketing remark (1444 chars)

   Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

10. 2025-01-31
    soldstatus $285,000

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

11. 2024-12-29
    status Pending 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

12. 2024-12-27
    historical 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

13. 2024-11-21
    price $314,000 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

14. 2024-10-01
    price $319,000 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

15. 2024-07-03
    listed $325,000 Active 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to paradise!! This second- floor Heather model condominium has a breathtaking lake view from its private balcony. This home has been completely renovated in 2024 and is being sold turnkey with BRAND new furnishings. This home features an eat-in kitchen with custom cabinets, beautiful quartz countertops and top of the line stainless steel appliances. The spacious great room includes a formal dining area with updated flooring and an elegant cathedral ceiling. The master bedroom has a vaulted ceiling with a lake view. The master bathroom features his and her sinks, an updated walk-in shower and a spacious walk-in closet. The brand new guest bathroom includes a walk in shower with a gorgeous vanity and custom mirror. Additional updates include brand new vinyl flooring in both bedrooms, new washer/dryer, new water heater and plantation shutters throughout. The guest bedroom features two Murphy beds for your overnight guests. Other amazing features include: electric hurricane shutters and private storage. The social membership offers access to all of the upscale amenities that the country club has to offer, including pay as you golf, tennis, a neighborhood pool and spa , two community pools, pickleball, horseshoes, a state of the art fitness center, a restaurant and bar, bocce ball courts, walking trails and so much more. Come make this house your next home and live the quintessential Florida lifestyle to its fullest!

16. 2024-05-31
    historical
17. 2024-03-29
    price $319,000
18. 2024-03-18
    price $329,000
19. 2024-03-01
    listed $335,000 Active
20. 2019-10-02
    soldstatus $160,000
21. 2019-09-30
    soldstatus $160,000 Sold
22. 2019-09-09
    status Pending
23. 2019-08-28
    status Pending With Contingencies
24. 2019-07-05
    listed $169,500 Active
25. 2019-07-04
    historical
26. 2019-06-12
    price $169,500
27. 2019-04-10
    price $171,500
28. 2019-02-13
    price $172,500
29. 2019-01-09
    listed $175,000 Active
30. 2018-12-14
    historical
31. 2018-11-05
    price $175,900
32. 2018-06-23
    status Active
33. 2018-06-15
    historical
34. 2018-02-12
    price $176,500
35. 2018-01-20
    listed $178,500 Active
36. 2012-05-10
    soldstatus $134,000
37. 2012-05-03
    soldstatus $134,000
38. 2012-03-19
    price $136,000

ⓘ 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: $3,894 · $324/mo
• Projected year-2 tax: $3,894 · $324/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $53,180
• − Mortgage interest: −$15,404
• − Property taxes: −$3,894
• − Insurance: −$6,494
• − Repairs & maintenance: −$4,254
• − Management: −$4,254
• − HOA: −$10,536
• − Depreciation: −$8,000
• Taxable income: $344
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $3,701/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

+102.2% since first listed

31 events — show timeline

• 2026-03-17 Listed $275,000 FORTMLS
• 2025-01-31 Sold (Public Records) $285,000 Public Records
• 2025-01-31 Sold (MLS) $285,000 FORTMLS
• 2024-12-29 Pending — FORTMLS
• 2024-12-27 Listing Removed — FORTMLS
• 2024-11-21 Price Changed $314,000 FORTMLS
• 2024-10-01 Price Changed $319,000 FORTMLS
• 2024-07-03 Listed $325,000 FORTMLS
• 2024-05-31 Listing Removed — FORTMLS
• 2024-03-29 Price Changed $319,000 FORTMLS
• 2024-03-18 Price Changed $329,000 FORTMLS
• 2024-03-01 Listed $335,000 FORTMLS
• 2019-10-02 Sold (Public Records) $160,000 Public Records
• 2019-09-30 Sold (MLS) $160,000 FORTMLS
• 2019-09-09 Pending — FORTMLS
• 2019-08-28 Pending — FORTMLS
• 2019-07-05 Listed $169,500 FORTMLS
• 2019-07-04 Listing Removed — FORTMLS
• 2019-06-12 Price Changed $169,500 FORTMLS
• 2019-04-10 Price Changed $171,500 FORTMLS
• 2019-02-13 Price Changed $172,500 FORTMLS
• 2019-01-09 Listed $175,000 FORTMLS
• 2018-12-14 Listing Removed — FORTMLS
• 2018-11-05 Price Changed $175,900 FORTMLS
• 2018-06-23 Relisted — FORTMLS
• 2018-06-15 Listing Removed — FORTMLS
• 2018-02-12 Price Changed $176,500 FORTMLS
• 2018-01-20 Listed $178,500 FORTMLS
• 2012-05-10 Sold (Public Records) $134,000 Public Records
• 2012-05-03 Sold (MLS) $134,000 FORTMLS
• 2012-03-19 Price Changed $136,000 FORTMLS

Property tax history

+2.3%/yr

Latest (2025): $3,894 · -0.0% YoY. Source: county tax records.