990 Jasmine St · North Fort Myers, FL 33903

$222,999

3 bd · 3.0 ba · 2,192 sqft · SingleFamily public records · 41 Days on market

Built 1973 7,840 sqft lot Est $390k · 43% under

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

Key facts

• 7,840 sq ft lot
• Garage
• Built 1973

Property features AI

Finance

• Other: Located in the Tropic Isles development; Lot is regular and landscaped; Lot size about 0.18 acres
• HOA & community: Non-gated community; No HOA maintenance or amenities

Exterior

• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; 1 story (ranch); Rear faces west
• Construction: Concrete block construction; Built in 1973
• Exterior features: Storage; Single hung windows; Stucco exterior; Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Bar; Built-in cabinets; See remarks
• Laundry & utility: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $223k).
• Recommended offer: $216k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents soft (-1.9%/yr); 472 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,440/mo this rent would consume 51% of the median local household income ($57k/yr) (locally 468% 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 $7k 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 41 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $223k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $216,309 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $390,176
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13671 Willow Bridge Dr	0.20mi	4/2.0 (+1)	2,113 (-4%)	10mo	$335,000	$159	68
2103 NE 5th Ter	0.65mi	3/2.0	2,244 (+2%)	2mo	$400,000	$178	60
9282 Palm Island Cir	0.75mi	3/2.0	2,007 (-8%)	2mo	$445,000	$222	45
712 Camellia Dr	0.73mi	4/3.0 (+1)	1,938 (-12%)	20mo	$222,500	$115	24

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-24,110
• Equity at exit: $33,250

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-23,685
• Equity at exit: $19,281

Cash invested: $62,440 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$365 /mo · $4,386/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $300

Break-even live

Break-even rent $2,061

Max offer price $222,999

Occupancy floor 83%

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 NE 3rd St Cape Coral, FL	3.0	2.0	1777	$2,175	$1.22	3d	1	0.39mi
2231 NE 1st Ter Cape Coral, FL	3.0	2.0	2118	$2,350	$1.11	21d	1	0.42mi
2308 NE 6th St Cape Coral, FL	2.0	1.5	2018	$1,450	$0.72	23d	1	0.48mi
217 NE 21st Pl Cape Coral, FL	4.0	3.0	2337	$2,050	$0.88	21d	1	0.54mi
209 SE 24th Ave Cape Coral, FL	3.0	2.0	1408	$1,895	$1.35	23d	1	0.69mi
213 SE 24th Ave Cape Coral, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.70mi
213 SE 23rd Pl Cape Coral, FL	3.0	2.0	2156	$1,525	$0.71	3d	1	0.73mi
1003 April Ln North Fort Myers, FL	4.0	2.0	1661	$2,800	$1.69	23d	1	0.73mi
2121 SE 1st Ter Cape Coral, FL	3.0	2.0	1862	$2,300	$1.24	11d	1	0.77mi
319 SE 24th Ave Cape Coral, FL	2.0	2.0	2264	$1,400	$0.62	23d	1	0.85mi
1923 NE 4th Ter Cape Coral, FL	3.0	2.0	1499	$2,200	$1.47	23d	1	0.87mi
511 NE 19th Pl Cape Coral, FL	3.0	2.0	1616	$2,150	$1.33	15d	1	0.91mi
511 NE 19th Pl Cape Coral, FL	3.0	2.0	1616	$2,100	$1.30	3d	1	0.91mi
13042 Sail Away St Unit 13042 North Fort Myers, FL	3.0	3.0	2555	$4,000	$1.57	23d	1	0.91mi
13042 Sail Away St North Fort Myers, FL	4.0	2.5	2555	$3,800	$1.49	23d	1	0.91mi
4520 Vinsetta Ave North Fort Myers, FL	3.0	2.0	2059	$2,300	$1.12	23d	1	0.95mi
1823 NE 2nd Ter Cape Coral, FL	4.0	2.0	1695	$2,295	$1.35	23d	1	0.96mi
4530 W Coral Cir North Fort Myers, FL	3.0	2.0	1579	$5,400	$3.42	21d	1	0.96mi
750 Pondella Rd North Fort Myers, FL	2.0–3.0	1.0–2.0	1200	$1,299	$1.08	1d	6	1.00mi
1831 SE Van Loon Ter Cape Coral, FL	3.0	2.5	1540	$3,200	$2.08	19d	1	1.02mi
244 SE 20th Ct Cape Coral, FL	4.0	2.0	2408	$2,800	$1.16	15d	1	1.07mi
306 NE 17th Pl Cape Coral, FL	3.0	2.0	1616	$2,065	$1.28	1d	1	1.14mi
12710 Olde Banyon Blvd North Fort Myers, FL	3.0	3.0	2583	$4,500	$1.74	23d	1	1.15mi
412 NE 17th Pl Cape Coral, FL	3.0	2.0	1548	$2,200	$1.42	23d	1	1.15mi
3140 Sea Trawler Bnd #1003 North Fort Myers, FL	3.0	3.0	2063	$2,400	$1.16	23d	1	1.16mi
13225 Silver Thorn Loop #304 North Fort Myers, FL	2.0	2.0	1596	$1,950	$1.22	23d	1	1.18mi
3171 Sea Trawler Bnd #1803 North Fort Myers, FL	3.0	2.0	2144	$3,900	$1.82	23d	1	1.21mi
519 SE 20th Ct Cape Coral, FL	3.0	2.5	1610	$5,600	$3.48	3d	1	1.27mi
1714 SE 2nd St Cape Coral, FL	3.0	2.0	1687	$2,300	$1.36	14d	1	1.30mi
1772 Inlet Dr North Fort Myers, FL	3.0	2.5	1541	$2,500	$1.62	19d	1	1.30mi
4220 Glasgow Ct North Fort Myers, FL	3.0	2.0	2066	$5,464	$2.64	23d	1	1.34mi
104 SE 16th Pl Unit A Cape Coral, FL	2.0	2.0	1904	$1,300	$0.68	15d	1	1.36mi
2505 Liberty Park Dr Cape Coral, FL	1.0–2.0	1.0–2.0	1092	$2,203	$2.02	2d	14	1.37mi
2202 SE 8th St Cape Coral, FL	3.0	2.0	1485	$3,295	$2.22	23d	1	1.45mi
2330 SE 8th Ter Cape Coral, FL	3.0	2.5	1900	$2,500	$1.32	23d	1	1.46mi
1210 NE 19th Pl Cape Coral, FL	4.0	3.0	1665	$3,500	$2.10	23d	1	1.49mi

Listing history 19 events

1. 2026-05-03
   price $222,999
2. 2026-04-20
   price $227,999
3. 2026-04-15
   listed $237,000 Active
4. 2015-11-13
   price $64,900 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

5. 2015-11-13
   soldstatus $64,900 Sold 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

6. 2015-11-10
   price $69,900 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

7. 2015-11-03
   status Pending 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

8. 2015-10-29
   status Active 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

9. 2015-10-26
   status Pending 192-char remark

   Show marketing remark (192 chars)

   This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

10. 2015-10-13
    status Active 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

11. 2015-06-24
    status Pending 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

12. 2015-06-08
    price $69,900 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

13. 2015-06-08
    price $65,900 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

14. 2015-05-11
    price $72,900 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

15. 2015-04-13
    listed $75,900 Active 192-char remark

    Show marketing remark (192 chars)

    This little gem could be your diamond in the rough. Home features over 2,000 square feet under air with three bedrooms, three bathrooms, and lots of living space. This one has great potential!

16. 2015-03-02
    price $59,900 17-char remark

    Show marketing remark (17 chars)

    HANDYMAN SPECIAL!

17. 2008-07-29
    soldstatus $190,000
18. 2008-01-09
    soldstatus $61,000 17-char remark

    Show marketing remark (17 chars)

    HANDYMAN SPECIAL!

19. 1993-09-14
    soldstatus $56,900

ⓘ 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: $4,386 · $365/mo
• Projected year-2 tax: $4,386 · $365/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 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $29,278
• − Mortgage interest: −$12,491
• − Property taxes: −$4,386
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$6,487
• Taxable income: $114
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $3,569/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): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+291.9% since first listed

19 events — show timeline

• 2026-05-03 Price Changed $222,999 NAPLESMLS
• 2026-04-20 Price Changed $227,999 NAPLESMLS
• 2026-04-15 Listed $237,000 NAPLESMLS
• 2015-11-13 Price Changed $64,900 FORTMLS
• 2015-11-13 Sold (MLS) $64,900 FORTMLS
• 2015-11-10 Price Changed $69,900 FORTMLS
• 2015-11-03 Pending — FORTMLS
• 2015-10-29 Relisted — FORTMLS
• 2015-10-26 Pending — FORTMLS
• 2015-10-13 Relisted — FORTMLS
• 2015-06-24 Pending — FORTMLS
• 2015-06-08 Price Changed $65,900 FORTMLS
• 2015-06-08 Price Changed $69,900 FORTMLS
• 2015-05-11 Price Changed $72,900 FORTMLS
• 2015-04-13 Listed $75,900 FORTMLS
• 2015-03-02 Price Changed $59,900 FORTMLS
• 2008-07-29 Sold (Public Records) $190,000 Public Records
• 2008-01-09 Sold (MLS) $61,000 FORTMLS
• 1993-09-14 Sold (Public Records) $56,900 Public Records

Property tax history

+11.8%/yr

Latest (2025): $4,386 · +13.7% YoY. Source: county tax records.