10791 Palazzo Way #404 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 6 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +17.1/30.0
- ARV discount +13.0/15.0
- 1% rule +7.2/10.0
- DSCR +5.5/10.0
- Livability +4.3/5.0
- Schools +4.1/10.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$289,000
10791 Palazzo Way #404 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,235 sqft · Condo
· 184 Days on market
55+ age-restricted
Built 2017
$234/sqft
· 12% below area
Est $329k · 12% under
$988/mo HOA · 24% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Rarely available top-floor Solerno model built by WCI in the desirable Palazzo neighborhood of Pelican Preserve, Fort Myers’ premier guard-gated 55+ resort community. Positioned on the top floor for added privacy and natural light, this residence reflects the superior construction WCI is known for and is enhanced with designer lighting, custom paint, and quality upgrades throughout. The condo includes a covered parking space and private storage closet and is ideally located just steps from the Palazzo satellite pool and spa, available exclusively to Palazzo residents and offering a convenient place to relax, socialize, or host casual gatherings.
Key facts
- Quality upgrades
- Designer lighting
- Top floor
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $289k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $313 ($4k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $289k).
- Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
- Cap rate 7.6% vs local median 2.8% in 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
- 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: Rents flat; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,176/mo this rent would consume 45% of the median local household income ($110k/yr) — 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 184 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 24% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$254,320
(12.0% below list)
Questions for the listing agent
- It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.44% ✓
- Cap rate
- 7.59%
- Cash-on-cash
- 4.65%
- DSCR
- 1.21
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $329,045
- List price
- $289,000
- Delta
- -12.17%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10751 Palazzo Way #102 | 0.11mi | 2/2.0 | 1,242 (+1%) | 1mo | $245,000 | $197 | 93 |
| 10530 Amiata Way #405 | 1.39mi | 2/2.0 | 1,245 (+1%) | 0mo | $220,000 | $177 | 63 |
| 11217 Suffield St | 0.23mi | 2/2.0 | 1,540 (+25%) | 2mo | $350,000 | $227 | 63 |
| 10970 Glenhurst St | 1.01mi | 2/2.0 | 1,272 (+3%) | 2mo | $320,000 | $252 | 59 |
| 10710 Ravenna Way #305 | 1.31mi | 2/2.0 | 1,283 (+4%) | 2mo | $259,000 | $202 | 57 |
| 11104 Yellow Poplar Dr | 0.90mi | 3/2.0 (+1) | 1,283 (+4%) | 0mo | $300,000 | $234 | 53 |
| 10125 Colonial Country Club Blvd #1701 | 0.91mi | 2/2.0 | 1,331 (+8%) | 1mo | $217,000 | $163 | 51 |
| 10109 Colonial Country Club Blvd #2401 | 0.82mi | 2/2.0 | 1,331 (+8%) | 2mo | $230,000 | $173 | 51 |
| 10894 Glenhurst St | 1.05mi | 2/2.0 | 1,355 (+10%) | 1mo | $357,000 | $263 | 48 |
| 10974 Callaway Greens Ct | 0.68mi | 2/2.0 | 1,526 (+24%) | 1mo | $390,000 | $256 | 43 |
| 9653 Hemingway Ln #3310 | 1.32mi | 2/2.0 | 1,422 (+15%) | 0mo | $210,000 | $148 | 40 |
| 12020 Champions Green Way #112 | 1.04mi | 2/2.0 | 1,056 (-14%) | 4mo | $220,000 | $208 | 37 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -13.1%
- Equity multiple
- 0.54×
- Total profit
- $-36,963
- Equity at exit
- $43,091
10-year hold
- IRR
- -11.3%
- Equity multiple
- 0.44×
- Total profit
- $-45,672
- Equity at exit
- $24,987
Cash invested: $80,920 (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.
Active competition Active MLS
- For sale now
- 3 active · 3 under contract
- Median asking
- $279,900 ($214/sqft)
- Median days on market
- 131 d
- This list price
- 67% of active listings are priced below it
- ARV vs active asking
- +24.6% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 5.8×
Monthly cashflow live
↻
- Estimated rent
- $4,176 high interval (Pro) →
- Mortgage (P&I)
- −$1,516
- Tax est. 1.5%
- −$361 /mo · $4,335/yr
- Insurance
- −$120
- HOA
- −$988
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$877
- Net cashflow
- $313
Break-even live
Break-even rent
$3,779
Max offer price
$289,000
Occupancy floor
87%
Sensitivity live
| Price | -10% $513 | -5% $413 | +0% $313 | +5% $214 | +10% $114 |
|---|---|---|---|---|---|
| Rent | -10% $-16 | -5% $149 | +0% $313 | +5% $478 | +10% $643 |
| Rate | -1.0pp $459 | -0.5pp $387 | base $313 | +0.5pp $239 | +1.0pp $162 |
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
- $72,250
- Closing costs
- $8,670
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 119d | 1 | 0.02mi |
| 10800 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1242 | $4,900 | $3.95 | 3d | 2 | 0.08mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 119d | 1 | 0.11mi |
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 119d | 1 | 0.12mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 7d | 1 | 0.17mi |
| 10711 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,600 | $2.07 | 0d | 2 | 0.17mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 117d | 1 | 0.23mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 117d | 1 | 0.61mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 88d | 1 | 0.69mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 119d | 1 | 0.71mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 99d | 1 | 0.71mi |
| 10714 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $5,500 | $4.48 | 119d | 1 | 0.72mi |
| 10702 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1347 | $5,500 | $4.08 | 119d | 1 | 0.73mi |
| 10457 Materita Dr Fort Myers, FL | 2.0 | 2.0 | 1348 | $2,300 | $1.71 | 71d | 1 | 0.74mi |
| 10700 Cetrella Dr Fort Myers, FL | 2.0 | 2.0 | 1227 | $3,500 | $2.85 | 119d | 1 | 0.74mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.83mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.84mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.90mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.91mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.93mi |
| 10130 Colonial Country Club Blvd #707 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,900 | $4.39 | 119d | 1 | 0.99mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $8,000 | $5.58 | 110d | 1 | 1.01mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $4,500 | $3.14 | 92d | 1 | 1.01mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 98d | 1 | 1.03mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 92d | 1 | 1.03mi |
| 12020 Champions Green Way #112 Fort Myers, FL | 2.0 | 2.0 | 1056 | $1,950 | $1.85 | 88d | 1 | 1.04mi |
| 12020 Champions Green Way Fort Myers, FL | 2.0 | 2.0 | 1056 | $2,300 | $2.18 | 9d | 1 | 1.04mi |
| 12056 Westmoreland Way Fort Myers, FL | 2.0 | 2.0 | 1433 | $5,500 | $3.84 | 9d | 1 | 1.06mi |
| 12030 Champions Green Way #212 Fort Myers, FL | 2.0 | 2.0 | 1056 | $1,800 | $1.70 | 99d | 1 | 1.07mi |
| 10139 Colonial Country Club Blvd #1010 Fort Myers, FL | 2.0 | 2.0 | 1331 | $5,000 | $3.76 | 9d | 1 | 1.11mi |
| 10139 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1223 | $4,750 | $3.88 | 6d | 2 | 1.11mi |
| 11011 Mill Creek Way #1306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 76d | 1 | 1.15mi |
| 11011 Mill Creek Way #1307 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,000 | $3.63 | 119d | 1 | 1.15mi |
| 10720 Ravenna Way #302 Fort Myers, FL | 2.0 | 2.0 | 1283 | $5,500 | $4.29 | 9d | 1 | 1.30mi |
| 10720 Ravenna Way #104 Fort Myers, FL | 2.0 | 2.0 | 1251 | $5,000 | $4.00 | 119d | 1 | 1.30mi |
| 9667 Hemingway Ln Unit 3107 Fort Myers, FL | 2.0 | 2.0 | 1209 | $4,900 | $4.05 | 119d | 1 | 1.31mi |
| 9661 Hemingway Ln #3207 Fort Myers, FL | 2.0 | 2.0 | 1300 | $3,900 | $3.00 | 99d | 1 | 1.32mi |
| 9639 Hemingway Ln #3505 Fort Myers, FL | 2.0 | 2.0 | 1234 | $4,800 | $3.89 | 119d | 1 | 1.32mi |
| 12171 Treeline Ave Fort Myers, FL | 1.0–3.0 | 1.0–2.0 | 1321 | $2,581 | $1.95 | 0d | 27 | 1.35mi |
| 10700 Ravenna Way Fort Myers, FL | 2.0 | 2.0 | 1251 | $3,488 | $2.79 | 119d | 2 | 1.35mi |
Property features AI
Finance
- Other
- Property is part of the Pelican Preserve development (Palazzo sub-condo)
- Financial info
- Multi-unit building: 4 units per floor, 22 units in building, 66 units in complexSingle-floor unit (located on 4th floor according to directions)
- HOA & community
- Mandatory HOAQuarterly master HOA feeQuarterly condo feeProfessional managementMaintenance covers irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, trash removal, and waterCommunity amenities include golf course (non-equity), tennis, basketball, pickleball, bocce, putting green, clubhouse, community room, business center, exercise room, theater, library, restaurant, spa/hot tub, sauna, billiards, hobby room, dog park, fishing pier, sidewalks, streetlights, underground utilities, and private membership optionsTotal annual recurring fees listedTotal one-time fees listed
Exterior
- Parking
- 1 assigned covered parkingDetached 1-space carport
- Security
- Gated communityCommunity-provided security (included in maintenance)
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential propertyMid-rise building (4-7 stories)Traditional building styleRear exposure facing south
- Construction
- Concrete block constructionBuilt in 2017
- Exterior features
- Stucco exteriorTile roofImpact resistant windows and doorsLandscaped and wooded area viewsReclaimed irrigation
Interior
- Kitchen
- Kitchen islandPantryDishwasherRangeMicrowaveRefrigerator
- Bedrooms
- 2 bedroomsFirst-floor bedroomMaster bedroom on ground level
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bath with shower (no tub)
- Heating & cooling
- Central electric heatCentral electric cooling
- Interior features
- Fire sprinkler systemFoyerPantrySmoke detectorsTray ceilingWindow coveringsGreat room floor planCommon elevator accessScreened lanai/porchStorage
- Laundry & utility
- WasherDryerLaundry in residence
HOA detail $988/mo · $11,856/yr condo
- Likely covers
- poolsecurity
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-05days on market $289,000 Active 184 DOM
-
2026-09-04days on market $289,000 Active 183 DOM
-
2026-09-03days on market $289,000 Active 182 DOM
-
2026-08-31days on market $289,000 Active 179 DOM
-
2026-08-28days on market $289,000 Active 176 DOM
-
2026-08-26days on market $289,000 Active 174 DOM
-
2026-08-24days on market $289,000 Active 172 DOM
-
2026-08-23days on market $289,000 Active 171 DOM
-
2026-08-21days on market $289,000 Active 169 DOM
-
2026-08-20days on market $289,000 Active 168 DOM
-
2026-08-19days on market $289,000 Active 167 DOM
-
2026-08-18days on market $289,000 Active 166 DOM
-
2026-08-16days on market $289,000 Active 164 DOM
-
2026-08-15days on market $289,000 Active 163 DOM
-
2026-08-13days on market $289,000 Active 161 DOM
-
2026-08-11days on market $289,000 Active 159 DOM
-
2026-08-10days on market $289,000 Active 158 DOM
-
2026-08-09days on market $289,000 Active 157 DOM
-
2026-08-07days on market $289,000 Active 155 DOM
-
2026-08-06days on market $289,000 Active 154 DOM
-
2026-08-05days on market $289,000 Active 153 DOM
-
2026-08-04days on market $289,000 Active 152 DOM
-
2026-07-30days on market $289,000 Active 146 DOM
-
2026-07-28days on market $289,000 Active 145 DOM
-
2026-07-26days on market $289,000 Active 143 DOM
-
2026-07-24days on market $289,000 Active 141 DOM
-
2026-07-23days on market $289,000 Active 140 DOM
-
2026-07-22days on market $289,000 Active 139 DOM
-
2026-07-21days on market $289,000 Active 138 DOM
-
2026-07-18days on market $289,000 Active 135 DOM
-
2026-07-18days on market $289,000 Active 134 DOM
-
2026-07-16days on market $289,000 Active 133 DOM
-
2026-07-15days on market $289,000 Active 132 DOM
-
2026-07-14days on market $289,000 Active 131 DOM
-
2026-07-13days on market $289,000 Active 130 DOM
-
2026-07-13days on market $289,000 Active 129 DOM
-
2026-07-12days on market $289,000 Active 128 DOM
-
2026-07-10days on market $289,000 Active 127 DOM
-
2026-07-09days on market $289,000 Active 126 DOM
-
2026-07-07days on market $289,000 Active 124 DOM
-
2026-07-06days on market $289,000 Active 123 DOM
-
2026-07-05days on market $289,000 Active 122 DOM
-
2026-07-02days on market $289,000 Active 119 DOM
-
2026-07-01days on market $289,000 Active 118 DOM
-
2026-06-30days on market $289,000 Active 117 DOM
-
2026-06-29days on market $289,000 Active 116 DOM
-
2026-06-28days on market $289,000 Active 115 DOM
-
2026-06-25days on market $289,000 Active 111 DOM
-
2026-06-22days on market $289,000 Active 109 DOM
-
2026-06-22days on market $289,000 Active 108 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 9/10 Extreme 6 d/yr ≥107°F today · 23 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $50,106
- − Mortgage interest
- −$16,188
- − Property taxes
- −$4,335
- − Insurance
- −$1,445
- − Repairs & maintenance
- −$4,009
- − Management
- −$4,009
- − HOA
- −$11,856
- − Depreciation
- −$8,407
- Taxable loss
- −$142
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$34
- After-tax cash flow
- $3,796/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.
Condition & rehab AI · 13 photos
80/100
Cosmetic rehab
Est. rehab $6,175–$18,525 screening
This top-floor townhouse in Pelican Preserve is in good condition with a good roof and exterior. It has a good curb appeal and is located in a desirable community. The home is move-in ready with minor maintenance needed.
Value-add opportunities
- Both Paint the exterior walls and siding — Painting the exterior will enhance the curb appeal and increase the home's resale and rental value. ↑
- Both Upgrade the flooring — Upgrading the flooring can improve the home's aesthetic and increase its value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 41/100
Zoned Schools
Elementary
Mirror Lakes Elementary School
D-
FL #1,223/2,144
Nat'l #15,452/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 86/100
Livability — Fort Myers
- Score
- 86/100
- State rank
- #14
- US rank
- #383
Category grades
Amenities A+
Commute A+
Cost of living B+
Crime B+
Employment C
Housing A+
Health & safety A+
User ratings C+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Fort Myers, FL
- County
- Lee County · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 3% Cuban 2%
- Common ancestry
- Romanian 5% Lithuanian 3% Slovak 2%
- Foreign-born
- 14% · Canada, Vietnam, China
- Languages at home
- 84% English-only · Spanish 10% Other Indo-European 2% 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
- ▼ -25.45%
- Current HPI
- 221.7115
- Rent YoY
- ▲ 0.37%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-03-05 Listed $289,000 BEARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…