1563 Park Meadows Dr #3 · Villas, FL 33907

$135,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 6 Days on market

Built 1980 958 sqft lot $200/mo HOA · 13% 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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-BR / 2-BA townhouse is located in Parkwood’s Townhouse Community in south Fort Myers, FL. This property is perfect for an investor or someone who enjoys putting a modern touch on a home. The living room area is an open floor plan with access to a large fenced-in outdoor patio. The kitchen has light cabinets and complementary countertops including a breakfast bar and access to the outdoor patio. The dining area is perfect for a small dining set. Across from the dining area is a bathroom and laundry area. Upstairs are 2 large bedrooms each with a large closet and a balcony overlooking the courtyard. The bathroom upstairs has a double vanity and a shower/tub. Pets are allowed: 2 u

Key facts

• Double vanity
• Laundry area
• Breakfast bar

Tags

• LARGE FENCED-IN OUTDOOR PATIO
• BREAKFAST BAR
• BALCONY OVERLOOKING COURTYARD
• DOUBLE VANITY
• LAUNDRY AREA

Property features AI

Finance

• Financial info: Pets allowed conditionally (call), maximum 2 pets, max 40 lb
• HOA & community: Homeowners association with management; Quarterly association fee ($600); Association includes trash service; Community amenities include pool; Non-gated community; 104 units in community

Exterior

• Parking: Assigned parking; Detached carport with 2 covered spaces; Two spaces assigned
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Condo/townhouse (2 stories); Faces south; Resale property; Zoned RM-2
• Construction: Built with block, concrete and stucco; Tile and wood roof
• Exterior features: Courtyard; Fence; Patio; Community pool; Rectangular lot; North exposure; Municipal irrigation

Interior

• Kitchen: Electric cooktop
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Double-hung windows; Breakfast bar; Tub/shower; Upper-level primary; Unfurnished
• 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 $135k.

Deal economics

• At list price, monthly cash flow is $13 ($158/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.0% vs local median 1.3% in Villas — 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 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D-.
• 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 (-9.7%/yr); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $53k; list at $135k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.12% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $388,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1661 Whiskey Creek Dr	0.60mi	2/2.0	1,365 (+8%)	8mo	$420,000	$308	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.33×
• Total profit: $-25,295
• Equity at exit: $20,129

10-year hold

• IRR: -24.1%
• Equity multiple: 0.01×
• Total profit: $-37,369
• Equity at exit: $11,672

Cash invested: $37,800 (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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 345
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$708
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $13

Break-even live

Break-even rent $1,497

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $90	-5% $51	+0% $13	+5% $-25	+10% $-63
Rent	-10% $-106	-5% $-47	+0% $13	+5% $73	+10% $133
Rate	-1.0pp $81	-0.5pp $48	base $13	+0.5pp $-22	+1.0pp $-57

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1549 Park Meadows Dr #4 Fort Myers, FL	2.0	2.0	1260	$1,600	$1.27	23d	1	0.05mi
1653 Park Meadows Dr Fort Myers, FL	2.0	2.0	1260	$1,499	$1.19	23d	1	0.09mi
1608 Park Meadows Dr #1 Fort Myers, FL	3.0	2.5	1722	$1,950	$1.13	25d	1	0.11mi
7752 Tamara Lee Ct #103 Fort Myers, FL	2.0	2.0	1034	$1,400	$1.35	5d	1	0.12mi
5542 Malt Dr #2 Fort Myers, FL	2.0	2.0	1260	$2,400	$1.90	25d	1	0.14mi
5572 Malt Dr #4 Fort Myers, FL	2.0	2.0	1200	$1,800	$1.50	25d	1	0.17mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	5d	1	0.22mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	25d	1	0.22mi
5537 Tenth Ave Fort Myers, FL	2.0	2.0	952	$1,150	$1.21	4d	1	0.24mi
7334-7371 Pinnacle Pines Dr Fort Myers, FL	1.0–2.0	1.0–2.0	860	$1,350	$1.57	3d	6	0.26mi
5451 Eleventh Ave Fort Myers, FL	2.0	1.0	1560	$1,195	$0.77	25d	1	0.37mi
5457 9th Ave Fort Myers, FL	3.0	2.0	1158	$2,050	$1.77	25d	1	0.37mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,150	$1.26	4d	1	0.37mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,050	$1.15	5d	1	0.37mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	21d	1	0.37mi
5545 5th Ave Fort Myers, FL	3.0	2.0	960	$1,525	$1.59	15d	1	0.38mi
5510 Third Ave Unit 5504B Fort Myers, FL	1.0	1.0	900	$1,150	$1.28	25d	1	0.49mi
5510 Third Ave Unit 5510 Fort Myers, FL	2.0	2.0	1200	$1,250	$1.04	25d	1	0.49mi
1722 Maple Dr Fort Myers, FL	2.0	1.0	1716	$995	$0.58	25d	1	0.51mi
5319 Summerlin Rd Unit 5319 Summerlin Road, 1913 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.54mi
5331 Summerlin Rd Unit 5331-12 Fort Myers, FL	2.0	2.0	1001	$1,200	$1.20	25d	1	0.54mi
5873 Wyldewood Lakes Ct Fort Myers, FL	2.0	2.0	1354	$1,875	$1.38	25d	1	0.55mi
5317 Summerlin Rd Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.57mi
5317 Summerlin Rd #1702 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	3d	1	0.57mi
5329 Summerlin Rd #2903 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.57mi
5307 Summerlin Rd Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.57mi
5307 Summerlin Rd #712 Fort Myers, FL	2.0	2.0	1018	$1,450	$1.42	25d	1	0.57mi
5307 Summerlin Rd #707 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	17d	1	0.57mi
5335 Hawks Landing Dr Unit 202 Fort Myers, FL	3.0	2.0	1154	$1,555	$1.35	25d	1	0.60mi
5305 Summerlin Rd Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	17d	1	0.60mi
5305 Summerlin Rd #506 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	16d	1	0.60mi
5305 Summerlin Rd #501 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.60mi
12750 Equestrian Cir #3005 Fort Myers, FL	3.0	2.0	1154	$1,650	$1.43	25d	1	0.60mi
5883 Sand Oak Dr Fort Myers, FL	3.0	2.0	1582	$2,300	$1.45	5d	1	0.60mi
5323 Summerlin Rd #2307 Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	3d	1	0.62mi
5323 Summerlin Rd Fort Myers, FL	2.0	2.0	1018	$1,200	$1.18	25d	1	0.64mi
1830 Brantley Rd Fort Myers, FL	2.0	2.0	1301	$1,398	$1.07	17d	2	0.66mi
1830 Brantley Rd Unit J-9 Fort Myers, FL	2.0	2.0	1280	$1,375	$1.07	5d	1	0.66mi
5001 Palm Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	990	$2,150	$2.17	3d	35	0.74mi
6136 Whiskey Creek Dr #503 Fort Myers, FL	2.0	2.0	1058	$1,699	$1.61	5d	1	0.75mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-05-03
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-23
   listed $135,000 Active
5. 1990-10-30
   soldstatus $53,000
6. 1984-08-01
   soldstatus $48,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $18,159
• − Mortgage interest: −$7,562
• − Property taxes: −$1,819
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − HOA: −$2,400
• − Depreciation: −$3,927
• Taxable loss: −$1,928
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $621/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 — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% 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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

+181.2% since first listed

6 events — show timeline

• 2026-05-05 Pending — FORTMLS
• 2026-05-03 Relisted — FORTMLS
• 2026-03-28 Pending — FORTMLS
• 2026-03-23 Listed $135,000 FORTMLS
• 1990-10-30 Sold (Public Records) $53,000 Public Records
• 1984-08-01 Sold (Public Records) $48,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,819 · -3.1% YoY. Source: county tax records.