1851 Corona Del Sire Dr · North Fort Myers, FL 33917

$312,900

2 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 95 Days on market

Built 1994 7,318 sqft lot Est $343k · 9% under · waterfront $242/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +12.9/30.0
• ARV discount +11.4/15.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 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

New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

Key facts

• New ge appliances
• Renovated baths
• Vaulted ceiling

Tags

• NEW CONCRETE TILE ROOF
• NEW GE APPLIANCES
• RENOVATED BATHS
• NEW GLASS ENTRY
• VAULTED CEILING
• PLANTATION SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed (call/conditional), maximum 3 pets
• HOA & community: Homeowners association; Quarterly association fee ($727); HOA covers management, cable, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights and security; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis and pickleball courts, bocce, shuffleboard, putting greens, restaurant, billiards/hobby/library rooms, barbecue/picnic areas, sidewalks and on-site management; Community features: gated, golf, tennis courts, street lights; Community size: about 1,300 units

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• 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; Resale property; Faces southwest; RPD zoning
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Lanai; Screened patio/porch; Patio; Sprinkler/irrigation (automatic); Rectangular lot; Private paved road frontage; Private maintained road; Northeast exposure

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator (with ice maker); Pantry; Eat-in kitchen; Breakfast bar
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Dual sinks; Eat-in kitchen; High ceilings; Living/Dining room; Main level primary bedroom; Pantry; Shower only (separate shower); Cable TV available; Window treatments; High speed internet available; Single hung and sliding windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (3.9% below list).
• Recommended offer: $285k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• 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 $3,006/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 $9k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 7 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 $243k; 29% 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; 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 $284,739 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $342,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 Rio Nuevo Dr	0.20mi	2/2.0	1,408 (+11%)	3mo	$295,000	$210	70
20919 Villareal Way	0.12mi	2/2.0	1,428 (+12%)	14mo	$286,000	$200	62
1941 Palo Duro Blvd	0.18mi	3/2.0 (+1)	1,448 (+14%)	17mo	$281,000	$194	49

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-53,222
• Equity at exit: $46,654

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-52,163
• Equity at exit: $27,054

Cash invested: $87,612 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,006 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$387 /mo · $4,641/yr
• Insurance: −$130
• HOA: −$242
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-25

Break-even live

Break-even rent $3,038

Max offer price $308,476

Occupancy floor 96%

Sensitivity live

Price	-10% $152	-5% $64	+0% $-25	+5% $-114	+10% $-202
Rent	-10% $-263	-5% $-144	+0% $-25	+5% $94	+10% $212
Rate	-1.0pp $133	-0.5pp $55	base $-25	+0.5pp $-106	+1.0pp $-189

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: $78,225
• Closing costs: $9,387
• 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	5d	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	18d	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	23d	1	0.66mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	18d	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	4d	1	1.45mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	4d	1	1.49mi

HOA detail

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

Listing history 30 events

1. 2026-05-04
   status Pending
2. 2026-04-23
   price $312,900
3. 2026-04-16
   price $315,000
4. 2026-04-03
   status Active
5. 2026-03-06
   status Pending
6. 2026-01-01
   listed $319,900 Active
7. 2025-12-01
   historical
8. 2025-10-02
   listed $325,000 Active
9. 2025-04-29
   soldstatus $243,000 Sold 1538-char remark

   Show marketing remark (1538 chars)

   New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

10. 2025-04-29
    soldstatus $243,000

    Show marketing remark (1538 chars)

    New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

11. 2025-04-08
    status Pending With Contingencies 1538-char remark

    Show marketing remark (1538 chars)

    New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

12. 2025-03-22
    price $280,000 1538-char remark

    Show marketing remark (1538 chars)

    New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

13. 2025-03-16
    price $290,000 1538-char remark

    Show marketing remark (1538 chars)

    New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

14. 2025-02-18
    listed $300,000 Active 1538-char remark

    Show marketing remark (1538 chars)

    New $56,000 concrete tile roof was just installed in March 2025 with gutters!, HVAC was replaced in 2022, and the interior is fully repainted and carpeted with designer-selected neutral coastal colors. Pride of ownership shows in this sunny Laconia floor plan featuring a bay window eat-in breakfast nook with plantation shutters and a spacious, freshly painted, 2-car garage. The front entrance has a screened, covered entry perfect for capturing the evening breeze. The bright, open great room has vaulted ceilings, plantation shutters, and tasteful floor tiles. The kitchen offers updated cabinets, stainless appliances and granite countertops. The large primary bedroom is complemented by an en suite bathroom with a frameless glass shower, soaker tub, dual sinks and a walk-in closet. The second bedroom features a large closet with plenty of storage space and a separate guest bathroom. The spectacular extended lanai features custom Turkish travertine tiles and ceiling fan. With room for both conversation areas and a large dining table, it is a perfect oasis anytime of day or night. Located in the popular Heron's Glen Golf & Country Club, you will enjoy many amenities including secured, gated access, a pristine Championship Golf Course with pro shop, a full service restaurant, resort-style pool and hot tub, a new and spacious fitness center offering personal training, physical therapy and massage, as well as tennis, pickleball, shuffleboard, bocce ball and many social activities and clubs. Your best life awaits.

15. 2020-11-12
    soldstatus $195,000
16. 2020-11-09
    soldstatus $195,000 Closed
17. 2020-09-29
    status Pending
18. 2020-09-25
    listed $199,500 Active
19. 2019-07-01
    soldstatus $175,500
20. 2019-06-28
    soldstatus $175,500 Sold
21. 2019-06-06
    status Pending With Contingencies
22. 2019-04-12
    price $179,500
23. 2019-02-27
    status Active
24. 2019-02-23
    historical
25. 2019-01-21
    listed $182,500 Active
26. 2002-04-18
    soldstatus $135,500
27. 2002-04-15
    soldstatus $135,500
28. 2002-01-16
    price $137,500
29. 1998-12-17
    soldstatus $125,000
30. 1994-09-23
    soldstatus $131,500

ⓘ 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: $4,641 · $387/mo
• Projected year-2 tax: $4,641 · $387/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 · 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: $36,075
• − Mortgage interest: −$17,527
• − Property taxes: −$4,641
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − HOA: −$2,904
• − Depreciation: −$9,103
• Taxable loss: −$5,436
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $1,004/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 — 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

+137.9% since first listed

30 events — show timeline

• 2026-05-04 Pending — FORTMLS
• 2026-04-23 Price Changed $312,900 FORTMLS
• 2026-04-16 Price Changed $315,000 FORTMLS
• 2026-04-03 Relisted — FORTMLS
• 2026-03-06 Pending — FORTMLS
• 2026-01-01 Listed $319,900 FORTMLS
• 2025-12-01 Listing Removed — FORTMLS
• 2025-10-02 Listed $325,000 FORTMLS
• 2025-04-29 Sold (Public Records) $243,000 Public Records
• 2025-04-29 Sold (MLS) $243,000 NAPLESMLS
• 2025-04-08 Pending — NAPLESMLS
• 2025-03-22 Price Changed $280,000 NAPLESMLS
• 2025-03-16 Price Changed $290,000 NAPLESMLS
• 2025-02-18 Listed $300,000 NAPLESMLS
• 2020-11-12 Sold (Public Records) $195,000 Public Records
• 2020-11-09 Sold (MLS) $195,000 FORTMLS
• 2020-09-29 Pending — FORTMLS
• 2020-09-25 Listed $199,500 FORTMLS
• 2019-07-01 Sold (Public Records) $175,500 Public Records
• 2019-06-28 Sold (MLS) $175,500 FORTMLS
• 2019-06-06 Pending — FORTMLS
• 2019-04-12 Price Changed $179,500 FORTMLS
• 2019-02-27 Relisted — FORTMLS
• 2019-02-23 Listing Removed — FORTMLS
• 2019-01-21 Listed $182,500 FORTMLS
• 2002-04-18 Sold (Public Records) $135,500 Public Records
• 2002-04-15 Sold (MLS) $135,500 FORTMLS
• 2002-01-16 Price Changed $137,500 FORTMLS
• 1998-12-17 Sold (Public Records) $125,000 Public Records
• 1994-09-23 Sold (Public Records) $131,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,641 · -4.8% YoY. Source: county tax records.