8884 Via Isola Ct · Fort Myers, FL 33966

$210,000

3 bd · 3.0 ba · 1,934 sqft · SingleFamily public records · 52 Days on market

Built 2019 2,609 sqft lot $299/mo HOA · 6% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance & lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms & attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area & lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms & laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks & walk-in shower. Tons of storage include a deep storage area under the stairs & a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding & smart home features (thermostat, video doorbell & keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool & spa, exercise room, billiards, locker rooms w/ sauna, kitchen & movie theater. Located in the heart of Fort Myers near dining, shopping & Top Golf! Easy access to I-75 & < than 15 min to 2 spring training baseball stadiums & RSW airport.

Key facts

• Lake views
• Tile flooring
• Granite countertops

Tags

• LAKE VIEWS
• TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPSTAIRS LAUNDRY AREA
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $335 quarterly; Master HOA fee $563 quarterly; Total annual recurring fees $3,592; Professional management; HOA maintenance covers cable, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities, security, street maintenance, and trash removal; Community amenities include clubhouse, community pool, community room, spa/hot tub, and exercise room

Exterior

• Parking: Attached 1-car garage
• Security: Gated community; Community-provided security services
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential townhouse; 2-story end unit; Rear exposure faces south; Located in Marbella on Cypress
• Construction: Built in 2019; Concrete block construction; Stucco exterior; Tile roof; Foundation details not specified
• Exterior features: Patio; Lake view; Lakefront; Cul-de-sac lot; Irrigation (central and reclaimed); Shutters (manual)

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Cable prewire; Pantry; Smoke detectors; Walk-in closet; Breakfast bar and dining in living area; Laundry in residence; Screened balcony; Unfurnished; Split bedroom floor plan; Two-story layout
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents falling (-5.3%/yr); 184 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,929/mo this rent would consume 70% of the median local household income ($85k/yr) (locally 539% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $59k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $39k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.35% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.37%
• DSCR: 2.84
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 1.92×
• Total profit: $54,053
• Equity at exit: $31,312

10-year hold

• IRR: 28.9%
• Equity multiple: 3.12×
• Total profit: $124,907
• Equity at exit: $18,157

Cash invested: $58,800 (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 33966

• Home prices YoY: -24.2%
• Rents YoY: -5.3%
• Active inventory: 184
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $4,929 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$379 /mo · $4,550/yr
• Insurance: −$88
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$299
• Vacancy / Maint / Mgmt: −$1,035
• Net cashflow: $1,600

Break-even live

Break-even rent $2,903

Max offer price $210,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,719	-5% $1,660	+0% $1,600	+5% $1,541	+10% $1,482
Rent	-10% $1,211	-5% $1,406	+0% $1,600	+5% $1,795	+10% $1,990
Rate	-1.0pp $1,706	-0.5pp $1,654	base $1,600	+0.5pp $1,546	+1.0pp $1,491

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8892 Via Isola Ct Fort Myers, FL	3.0	2.5	1942	$2,000	$1.03	16d	1	0.03mi
10246 Via Colomba Cir Fort Myers, FL	3.0	2.5	2350	$2,395	$1.02	25d	1	0.10mi
10281 Via Colomba Cir Fort Myers, FL	3.0	2.5	1934	$2,100	$1.09	5d	1	0.10mi
10028 Via Colomba Cir Fort Myers, FL	3.0	2.5	1942	$2,250	$1.16	25d	1	0.12mi
10020 Via Colomba Cir Fort Myers, FL	3.0	2.5	1942	$2,100	$1.08	25d	1	0.12mi
9851 6 Mile Cypress Pkwy Fort Myers, FL	3.0	1.0–2.0	1040	$2,437	$2.34	3d	42	0.34mi
7922 Dani Dr Fort Myers, FL	1.0–3.0	1.0–2.0	981	$2,023	$2.06	3d	32	0.41mi
10356 White Palm Way Fort Myers, FL	2.0	2.0	1667	$8,000	$4.80	25d	1	0.54mi
10381 McArthur Palm Ln #2723 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	25d	1	0.64mi
4795 Cypress Gardens Loop Fort Myers, FL	1.0–3.0	1.0–2.0	1093	$2,801	$2.56	12d	12	0.64mi
10401 McArthur Palm Ln #2523 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	25d	1	0.71mi
10960 Cherry Laurel Dr Fort Myers, FL	4.0	3.0	2032	$4,000	$1.97	25d	1	0.74mi
10072 Oakhurst Way Fort Myers, FL	2.0	2.0	1511	$7,400	$4.90	25d	1	0.75mi
10074 Oakhurst Way Fort Myers, FL	3.0	2.0	1727	$7,500	$4.34	25d	1	0.76mi
4701 Mirage Bay Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1067	$2,179	$2.04	25d	14	0.76mi
4633 Mystic Blue Way Fort Myers, FL	3.0	2.5	2234	$3,200	$1.43	25d	1	0.77mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	20d	1	0.82mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	25d	1	0.83mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	25d	1	0.84mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	25d	1	0.85mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	25d	1	0.88mi
8076 Queen Palm Ln #437 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	25d	1	0.92mi
4420 Waterscape Ln Fort Myers, FL	2.0	2.0	1525	$2,395	$1.57	25d	1	0.99mi
4048 Cherrybrook Loop Fort Myers, FL	3.0	2.5	1876	$2,400	$1.28	25d	1	1.01mi
4590 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1000	$1,844	$1.84	25d	59	1.04mi
9453 River Otter Dr Fort Myers, FL	4.0	3.0	2032	$2,995	$1.47	5d	1	1.04mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	25d	1	1.06mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	5d	1	1.06mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	25d	1	1.09mi
11072 Esteban Dr Fort Myers, FL	3.0	3.0	1875	$7,250	$3.87	25d	1	1.09mi
10361 Butterfly Palm Dr #745 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	25d	1	1.09mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	16d	1	1.11mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	25d	1	1.11mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	25d	1	1.11mi
10391 Butterfly Palm Dr #1036 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	25d	1	1.13mi
4732 Imperial Eagle Dr Fort Myers, FL	4.0	3.0	1920	$11,000	$5.73	25d	1	1.22mi
8309 Adelio Ln Fort Myers, FL	3.0	2.0	1809	$6,500	$3.59	4d	1	1.25mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	1.31mi
10537 Washingtonia Palm Way #4126 Fort Myers, FL	2.0	2.0	1662	$7,000	$4.21	25d	1	1.32mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	25d	1	1.36mi

HOA detail

• Monthly dues: $299 · $3,588/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-22
   days on market $210,000 Active 52 DOM
2. 2026-06-17
   days on market $210,000 Active 48 DOM
3. 2026-06-16
   days on market $210,000 Active 47 DOM
4. 2026-06-15
   price $210,000 Active 46 DOM
5. 2026-06-15
   days on market $225,000 Active 46 DOM
6. 2026-06-13
   days on market $225,000 Active 44 DOM
7. 2026-06-10
   days on market $225,000 Active 41 DOM
8. 2026-06-09
   days on market $225,000 Active 40 DOM
9. 2026-06-08
   days on market $225,000 Active 39 DOM
10. 2026-06-07
    days on market $225,000 Active 38 DOM
11. 2026-06-03
    days on market $225,000 Active 34 DOM
12. 2026-06-02
    days on market $225,000 Active 33 DOM
13. 2026-06-02
    price $225,000 Active 32 DOM
14. 2026-06-01
    days on market $235,000 Active 32 DOM
15. 2026-05-31
    days on market $235,000 Active 31 DOM
16. 2026-05-19
    price $235,000
17. 2026-04-30
    listed $249,000 Active
18. 2023-05-19
    soldstatus $350,000 Sold 1275-char remark

    Show marketing remark (1275 chars)

    Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance &amp; lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms &amp; attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area &amp; lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms &amp; laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks &amp; walk-in shower. Tons of storage include a deep storage area under the stairs &amp; a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding &amp; smart home features (thermostat, video doorbell &amp; keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool &amp; spa, exercise room, billiards, locker rooms w/ sauna, kitchen &amp; movie theater. Located in the heart of Fort Myers near dining, shopping &amp; Top Golf! Easy access to I-75 &amp; &lt; than 15 min to 2 spring training baseball stadiums &amp; RSW airport.

19. 2023-05-19
    soldstatus $350,000

    Show marketing remark (1275 chars)

    Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance &amp; lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms &amp; attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area &amp; lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms &amp; laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks &amp; walk-in shower. Tons of storage include a deep storage area under the stairs &amp; a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding &amp; smart home features (thermostat, video doorbell &amp; keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool &amp; spa, exercise room, billiards, locker rooms w/ sauna, kitchen &amp; movie theater. Located in the heart of Fort Myers near dining, shopping &amp; Top Golf! Easy access to I-75 &amp; &lt; than 15 min to 2 spring training baseball stadiums &amp; RSW airport.

20. 2023-05-04
    status Pending 1275-char remark

    Show marketing remark (1275 chars)

    Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance &amp; lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms &amp; attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area &amp; lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms &amp; laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks &amp; walk-in shower. Tons of storage include a deep storage area under the stairs &amp; a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding &amp; smart home features (thermostat, video doorbell &amp; keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool &amp; spa, exercise room, billiards, locker rooms w/ sauna, kitchen &amp; movie theater. Located in the heart of Fort Myers near dining, shopping &amp; Top Golf! Easy access to I-75 &amp; &lt; than 15 min to 2 spring training baseball stadiums &amp; RSW airport.

21. 2023-04-02
    status Pending With Contingencies 1275-char remark

    Show marketing remark (1275 chars)

    Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance &amp; lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms &amp; attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area &amp; lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms &amp; laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks &amp; walk-in shower. Tons of storage include a deep storage area under the stairs &amp; a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding &amp; smart home features (thermostat, video doorbell &amp; keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool &amp; spa, exercise room, billiards, locker rooms w/ sauna, kitchen &amp; movie theater. Located in the heart of Fort Myers near dining, shopping &amp; Top Golf! Easy access to I-75 &amp; &lt; than 15 min to 2 spring training baseball stadiums &amp; RSW airport.

22. 2023-03-15
    listed $364,900 Active 1275-char remark

    Show marketing remark (1275 chars)

    Beautiful lake view 2 story townhome built in 2019! This end unit residence has a private side entrance &amp; lots of natural sunlight. Coveted guest parking area located across from the building! This open floor plan has 1900+ sq ft of living space w/ 3 bedrooms, 2.5 bathrooms &amp; attached 1 car garage. The 1st floor features a half bath w/ NEW larger vanity, spacious living area &amp; lanai overlooking the lake. Split bedroom floor plan provides 3 bedrooms &amp; laundry located upstairs. The spacious primary suite w/ ensuite bathroom offers 2 walk in closets, dual sinks &amp; walk-in shower. Tons of storage include a deep storage area under the stairs &amp; a closet on the lanai. Features include tile throughout 1st floor, granite counters in kitchen, tile backsplash, stainless steel appliances, crown molding &amp; smart home features (thermostat, video doorbell &amp; keyless entry door lock). Marbella on Cypress amenities include a clubhouse, heated resort-style pool &amp; spa, exercise room, billiards, locker rooms w/ sauna, kitchen &amp; movie theater. Located in the heart of Fort Myers near dining, shopping &amp; Top Golf! Easy access to I-75 &amp; &lt; than 15 min to 2 spring training baseball stadiums &amp; RSW airport.

23. 2020-09-15
    soldstatus $208,000
24. 2020-09-10
    soldstatus $208,000 Sold 384-char remark

    Show marketing remark (384 chars)

    CLEAN CLEAN CLEAN. Here is your chance to own a private end-unit with outstanding lake views. This 1 year old &quot;Ava&quot; floor plan offers an open concept with a split floor plan. 3 BED / 2.5 BATH - over 1900 sqft. Ample guest parking directly in front of home. Marbella on Cypress offers low HOA fees, pet friendly, resort style pool / fitness room, and maintenance free living.

25. 2020-08-06
    status Pending With Contingencies 384-char remark

    Show marketing remark (384 chars)

    CLEAN CLEAN CLEAN. Here is your chance to own a private end-unit with outstanding lake views. This 1 year old &quot;Ava&quot; floor plan offers an open concept with a split floor plan. 3 BED / 2.5 BATH - over 1900 sqft. Ample guest parking directly in front of home. Marbella on Cypress offers low HOA fees, pet friendly, resort style pool / fitness room, and maintenance free living.

26. 2020-07-27
    listed $209,500 Active 384-char remark

    Show marketing remark (384 chars)

    CLEAN CLEAN CLEAN. Here is your chance to own a private end-unit with outstanding lake views. This 1 year old &quot;Ava&quot; floor plan offers an open concept with a split floor plan. 3 BED / 2.5 BATH - over 1900 sqft. Ample guest parking directly in front of home. Marbella on Cypress offers low HOA fees, pet friendly, resort style pool / fitness room, and maintenance free living.

27. 2018-09-07
    soldstatus $139,429

ⓘ 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: $4,550 · $379/mo
• Projected year-2 tax: $4,550 · $379/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $59,148
• − Mortgage interest: −$11,763
• − Property taxes: −$4,550
• − Insurance: −$6,169
• − Repairs & maintenance: −$4,732
• − Management: −$4,732
• − HOA: −$3,588
• − Depreciation: −$6,109
• Taxable income: $17,506
• Est. tax owed @ 24.0%: −$4,201
• After-tax cash flow: $15,004/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): 12,513
• Household income: $84,965
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 539.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 15% Hispanic / Latino 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 4% Romanian 3% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -70.16%
• Current HPI: 219.1188
• Rent YoY: ▼ -5.28%
• 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

+68.5% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $235,000 NAPLESMLS
• 2026-04-30 Listed $249,000 NAPLESMLS
• 2023-05-19 Sold (Public Records) $350,000 Public Records
• 2023-05-19 Sold (MLS) $350,000 BEARMLS
• 2023-05-04 Pending — BEARMLS
• 2023-04-02 Pending — BEARMLS
• 2023-03-15 Listed $364,900 BEARMLS
• 2020-09-15 Sold (Public Records) $208,000 Public Records
• 2020-09-10 Sold (MLS) $208,000 NAPLESMLS
• 2020-08-06 Pending — NAPLESMLS
• 2020-07-27 Listed $209,500 NAPLESMLS
• 2018-09-07 Sold (Public Records) $139,429 Public Records

Property tax history

+46.1%/yr

Latest (2025): $4,550 · -2.4% YoY. Source: county tax records.