9112 Pineapple Rd · San Carlos Park, FL 33967

$199,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 63 Days on market

Built 1984 8,189 sqft lot Est $305k · 34% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3B/1Ba home is is located in San Carlos Park in Fort Myers, FL. This concrete block single family home is 1,040 SqFt. The property is a . 18 acre lot with a fenced-in backyard and exterior shed. The home has a 2016 shingle roof. Located in close proximity to RSW Airport, I-75, Gulf Coast Town Center, and FGCU. Don't miss this opportunity - schedule your tour today!

Key facts

• 2016 shingle roof
• Fenced-in backyard
• Exterior shed

Tags

• FENCED-IN BACKYARD
• EXTERIOR SHED
• 2016 SHINGLE ROOF
• CLOSE PROXIMITY TO RSW AIRPORT
• CLOSE PROXIMITY TO I-75
• CLOSE PROXIMITY TO FGCU

Property features AI

Finance

• Other: Zoning: RS-1; Lot dimensions approximately 81 x 105 x 81 x 105 (0.188 acre)
• Financial info: Pets are allowed
• HOA & community: No HOA fee (association fee listed as 0)

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable service not available
• Home design: Single-story home; North-facing; Entry on first level; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; Built with a foundation typical for resale (year built not provided)
• Exterior features: No specific exterior features listed; Rectangular lot; South exposure

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms located on main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Unfurnished; Split bedrooms; No additional interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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 falling (-5.7%/yr); 226 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $95k; list at $200k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.06% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $304,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9069 King Rd W	0.12mi	3/1.0	1,040 (0%)	2mo	$280,000	$269	93
9064 Hamlin Rd W	0.10mi	3/2.0	1,000 (-4%)	2mo	$166,100	$166	84
9104 Pineapple Rd	0.02mi	3/1.0	1,040 (0%)	22mo	$305,000	$293	81
19041 Murcott Dr E	0.25mi	3/1.0	1,040 (0%)	22mo	$310,000	$298	70
9017 Pomelo Rd W	0.22mi	3/2.0	1,150 (+11%)	24mo	$327,000	$284	48
18500 Sarasota Rd	0.73mi	2/1.0 (-1)	988 (-5%)	7mo	$285,000	$288	47
19029 Orlando Rd S	0.31mi	3/2.0	1,174 (+13%)	24mo	$345,000	$294	40
8457 Robin Rd	0.56mi	3/2.0	1,140 (+10%)	18mo	$360,000	$316	39

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-21,846
• Equity at exit: $29,806

10-year hold

• IRR: -6.9%
• Equity multiple: 0.62×
• Total profit: $-21,257
• Equity at exit: $17,284

Cash invested: $55,972 (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 33967

• Home prices YoY: -29.3%
• Rents YoY: -5.7%
• Active inventory: 226
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $262

Break-even live

Break-even rent $1,779

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19136 Miami Blvd Fort Myers, FL	2.0	2.0	1068	$1,550	$1.45	14d	1	0.26mi
9211 Seville Rd Fort Myers, FL	2.0	2.0	1021	$2,000	$1.96	19d	1	0.39mi
9209 Seville Rd Fort Myers, FL	2.0	2.0	1021	$2,000	$1.96	3d	1	0.39mi
9209 Seville Rd Fort Myers, FL	2.0	2.0	1021	$2,000	$1.96	3d	1	0.39mi
18659 Sarasota Rd Fort Myers, FL	3.0	1.0	1148	$2,300	$2.00	23d	1	0.43mi
18660 Miami Blvd Fort Myers, FL	2.0	1.0	960	$1,599	$1.67	23d	1	0.48mi
8402 Matanzas Rd Fort Myers, FL	2.0	1.0	896	$1,595	$1.78	23d	1	0.54mi
18600 Miami Blvd #604 Fort Myers, FL	2.0	1.0	960	$1,800	$1.88	19d	1	0.58mi
18600 Miami Blvd Unit Annual Fort Myers, FL	2.0	1.0	960	$1,700	$1.77	16d	1	0.58mi
18581 Oriole Rd Fort Myers, FL	2.0	2.0	975	$1,600	$1.64	21d	1	0.63mi
18569 Bartow Blvd Fort Myers, FL	2.0	1.0	960	$1,450	$1.51	3d	1	0.63mi
19738 Tesoro Way Unit 1545812P Fort Myers, FL	3.0	2.0	1496	$3,871	$2.59	16d	1	0.63mi
18570 Miami Blvd Fort Myers, FL	2.0	2.0	1067	$1,550	$1.45	23d	1	0.64mi
9920 Portofino Vineyards Dr Unit 108 Fort Myers, FL	2.0	2.0	1141	$2,411	$2.11	23d	1	0.71mi
8334 Robin Rd Fort Myers, FL	3.0	2.0	1272	$2,495	$1.96	23d	1	0.72mi
9940 Estero Oaks Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1107	$2,299	$2.08	1d	14	0.83mi
9096 Frank Rd Fort Myers, FL	3.0	2.0	1258	$2,506	$1.99	14d	1	0.84mi
9013 San Carlos Blvd Fort Myers, FL	2.0	1.0	960	$1,675	$1.74	3d	1	0.84mi
8208 Matanzas Rd Fort Myers, FL	2.0	1.0	896	$1,899	$2.12	23d	1	0.87mi
19760 Osprey Cove Blvd #145 Estero, FL	2.0	2.0	1121	$1,500	$1.34	10d	1	0.89mi
8450 Kingbird Loop #430 Estero, FL	2.0	2.0	1302	$1,700	$1.31	2d	1	0.93mi
8450 Kingbird Loop #430 Estero, FL	2.0	2.0	1302	$1,700	$1.31	1d	1	0.93mi
8450 Kingbird Loop #412 Estero, FL	2.0	2.0	1418	$1,960	$1.38	23d	1	0.93mi
8251 Grand Palm Dr #3 Estero, FL	2.0	2.0	1332	$5,800	$4.35	23d	1	0.98mi
8470 Kingbird Loop #1027 Estero, FL	2.0	2.0	1150	$1,750	$1.52	16d	1	0.99mi
8470 Kingbird Loop #1020 Estero, FL	2.0	2.0	1302	$1,750	$1.34	2d	1	0.99mi
8165 Pelican Rd Fort Myers, FL	3.0	2.0	1020	$2,065	$2.02	19d	1	1.10mi
20573 Candlewood Holw Estero, FL	2.0	2.0	1375	$4,800	$3.49	23d	1	1.26mi
19091 Holly Rd Fort Myers, FL	2.0	1.0	720	$1,295	$1.80	23d	1	1.29mi
18645 Holly Rd Unit 1 Fort Myers, FL	2.0	1.0	950	$1,800	$1.89	19d	1	1.34mi
20321 Estero Gardens Cir Estero, FL	2.0–3.0	1.5–2.0	1423	$3,700	$2.60	23d	3	1.36mi
20611 Country Creek Dr #3217 Estero, FL	2.0	2.0	1161	$3,595	$3.10	23d	1	1.44mi
18543 Iris Rd Fort Myers, FL	2.0	1.0	1110	$1,795	$1.62	14d	1	1.45mi

Listing history 22 events

1. 2026-05-19
   status Pending
2. 2026-04-22
   status Active
3. 2026-04-10
   status Pending
4. 2026-03-05
   listed $199,900 Active
5. 2025-11-19
   status Pending
6. 2025-11-19
   historical
7. 2025-10-20
   listed $60,000 Active
8. 2025-01-31
   historical
9. 2024-12-04
   status Active
10. 2024-12-04
    price $265,000
11. 2024-11-30
    status Pending
12. 2024-11-30
    price $285,000
13. 2024-11-06
    price $270,000
14. 2024-10-17
    price $285,000
15. 2024-10-02
    listed $290,000 Active
16. 2015-03-02
    price $79,900
17. 2013-11-21
    soldstatus $94,900
18. 2013-11-04
    soldstatus $94,900
19. 2008-07-28
    soldstatus $88,282
20. 2002-06-11
    soldstatus $93,500
21. 2000-11-29
    soldstatus $71,900
22. 1998-04-27
    soldstatus $42,300

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,290 · $274/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $25,333
• − Mortgage interest: −$11,198
• − Property taxes: −$3,290
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$5,815
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $3,149/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Carlos Park, FL
• County: Lee County · 788,662 people
• City population: 27,337
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 28,341
• Household income: $90,519
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 491.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 23% Two or more races 16% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -123.07%
• Current HPI: 296.5923
• Rent YoY: ▼ -5.68%
• 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

+372.6% since first listed

22 events — show timeline

• 2026-05-19 Pending — FORTMLS
• 2026-04-22 Relisted — FORTMLS
• 2026-04-10 Pending — FORTMLS
• 2026-03-05 Listed $199,900 FORTMLS
• 2025-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Listing Removed — FORTMLS
• 2024-12-04 Relisted — FORTMLS
• 2024-12-04 Price Changed $265,000 FORTMLS
• 2024-11-30 Pending — FORTMLS
• 2024-11-30 Price Changed $285,000 FORTMLS
• 2024-11-06 Price Changed $270,000 FORTMLS
• 2024-10-17 Price Changed $285,000 FORTMLS
• 2024-10-02 Listed $290,000 FORTMLS
• 2015-03-02 Price Changed $79,900 FORTMLS
• 2013-11-21 Sold (Public Records) $94,900 Public Records
• 2013-11-04 Sold (MLS) $94,900 FORTMLS
• 2008-07-28 Sold (MLS) $88,282 FORTMLS
• 2002-06-11 Sold (Public Records) $93,500 Public Records
• 2000-11-29 Sold (Public Records) $71,900 Public Records
• 1998-04-27 Sold (Public Records) $42,300 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,290 · +6.0% YoY. Source: county tax records.