2091 Gardner Rd · Alva, FL 33920

$899,900

3 bd · 3.0 ba · 3,164 sqft · SingleFamily public records · 316 Days on market

Built 1948 3.12 ac lot

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a rare and expansive 3-acre riverfront property on the scenic Caloosahatchee River. Located just minutes from all that Fort Myers has to offer, this prime location combines peace, privacy, and convenience. The existing home on the property will need a complete gut renovation or removal—making this a true blank canvas for your vision. Whether you dream of building a custom waterfront estate, creating a private retreat, or developing your own unique project, the possibilities are endless. With direct river access, gorgeous water views, and plenty of land to work with, this is your chance to own one of the area’s most desirable waterfront parcels. Opportunities like this a

Key facts

• Water views
• Plenty of land
• Riverfront property

Tags

• RIVERFRONT PROPERTY
• CALOOSAHATCHEE RIVER
• COMPLETE GUT RENOVATION
• DIRECT RIVER ACCESS
• WATER VIEWS
• PLENTY OF LAND

Property features AI

Finance

• Other: Horses allowed on the property; Irrigation from well
• Financial info: Pets allowed
• HOA & community: No association fee; Community features include boat facilities and non-gated access

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Well water; Septic tank sewer; Cable available
• Home design: 2-story property; Faces south; Agricultural zoning (AG-2)
• Construction: Built with block, concrete, stucco, wood siding and wood frame elements; Shingle roof
• Exterior features: No specified exterior features; Dead-end lot; Irregular, oversized lot; Riverfront; North exposure; Has a view; Known damage noted

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: No specific room-type details provided
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Single-hung windows; Eat-in kitchen; Combined living and dining area; Unfurnished; Other interior features
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $750k (16.7% below list).
• Recommended offer: $750k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#514 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: 460 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 316 days — a 12% lower offer ($792k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $250k; list at $900k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000 (16.7% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 0.83% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-135,027
• Equity at exit: $134,178

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-104,158
• Equity at exit: $77,807

Cash invested: $251,972 (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 33920

• Home prices YoY: -11.8%
• Active inventory: 460
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$4,719
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $172

Break-even live

Break-even rent $7,282

Max offer price $899,900

Occupancy floor 93%

Sensitivity live

Price	-10% $682	-5% $427	+0% $172	+5% $-82	+10% $-337
Rent	-10% $-420	-5% $-124	+0% $172	+5% $468	+10% $765
Rate	-1.0pp $625	-0.5pp $401	base $172	+0.5pp $-61	+1.0pp $-298

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: $224,975
• Closing costs: $26,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17780 Caloosa Rd Alva, FL	3.0	2.0	3084	$7,500	$2.43	25d	1	1.37mi

Listing history 13 events

1. 2026-06-22
   days on market $899,900 Active 316 DOM
2. 2026-06-17
   days on market $899,900 Active 312 DOM
3. 2026-06-16
   days on market $899,900 Active 311 DOM
4. 2026-06-16
   days on market $899,900 Active 310 DOM
5. 2026-06-13
   days on market $899,900 Active 308 DOM
6. 2026-06-09
   days on market $899,900 Active 304 DOM
7. 2026-06-07
   days on market $899,900 Active 302 DOM
8. 2026-06-02
   days on market $899,900 Active 297 DOM
9. 2026-06-01
   days on market $899,900 Active 296 DOM
10. 2026-06-01
    days on market $899,900 Active 295 DOM
11. 2025-08-09
    listed $899,900 Active
12. 2000-08-30
    soldstatus $250,000
13. 2000-07-07
    listed $299,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,785 · $232/mo
• Projected year-2 tax: $7,469 · $622/mo
• Expected delta: +$4,684/yr (+$390/mo · 168.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$50,408
• − Property taxes: −$2,785
• − Insurance: −$9,618
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$26,179
• Taxable loss: −$13,391
• Est. tax savings @ 24.0%: +$3,214
• After-tax cash flow: $5,280/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 — Alva

• Score: 68/100
• State rank: #514
• US rank: #9471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, FL
• Population (ZIP): 7,689

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 6% Portuguese 5% German 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -47.83%
• Current HPI: 355.9229
• Rent YoY: —
• Metro: —
• 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

+200.1% since first listed

3 events — show timeline

• 2025-08-09 Listed $899,900 FORTMLS
• 2000-08-30 Sold (Public Records) $250,000 Public Records
• 2000-07-07 Listed $299,900 FORTMLS

Property tax history

+1.0%/yr

Latest (2025): $2,785 · +4.6% YoY. Source: county tax records.