2828 Jackson St Unit I-1 · Fort Myers, FL 33901

$134,000

2 bd · 2.0 ba · 1,337 sqft · Condo public records · 205 Days on market

Built 1974 $365/mo HOA · 20% of rent

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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 +23.6/30.0
• 1% rule +8.4/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for that fresh vibrant "move-in ready" energy? A RARE FIND!!!! Fully Updated GROUND-FLOOR Condo in a Prime Fort Myers Location. .. TOTALLY QUALITY CUSTOM DESIGNED and ATTRACTIVELY TURNKEY — GROUN-FLOOR [highly sought after first floor and "I" building location] 2/2 ENSUITES Condo Near Downtown Fort Myers River District! Experience exceptional, QUALITY style and comfort in this FULLY RENOVATED, MOVE-IN READY Western X condo where every upgrade has been thoughtfully designed with quality workmanship for modern living. This STUNNING, ground-floor [important no steps/stairs] residence features a 2023 DESIGNER KITCHEN WITH GRANITE countertops, SOFT-CLOSE CABINE

Key facts

• Designer kitchen
• Ground floor condo
• Soft close cabinetry

Tags

• GROUND FLOOR CONDO
• DESIGNER KITCHEN
• GRANITE COUNTERTOPS
• SOFT CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Irrigation included in assessment; Road maintained by public authority
• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association covers management, irrigation water, laundry, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer and trash; Community amenities include clubhouse, pool, bocce court, library and on-site management; Condo hotel community located near hotel/motel; 95 units in the community

Exterior

• Parking: Assigned paved parking (one space)
• Utilities: Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Block, concrete and stucco construction; Built-up and flat roof; Entry level: 1; Faces east; exposures to the west; Resale property
• Construction: Built-up roof; Flat roof; Block, concrete and stucco construction
• Exterior features: Fence; Automatic sprinklers/irrigation; Lanai; Porch; Screened porch; Community pool

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Refrigerator; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Includes master bedroom; Bedroom on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Single-hung windows with window coverings; Breakfast bar; Eat-in kitchen; Living/dining room; Pantry; Split bedrooms; Multiple primary suites; Main level primary; Shower only; separate shower; Window treatments
• Laundry & utility: Laundry in common area; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% 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.
• Market conditions: Rents falling (-3.2%/yr); 286 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $926 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

• It's been on market 205 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 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 $26k; list at $134k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.34% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-10,767
• Equity at exit: $19,980

10-year hold

• IRR: -4.0%
• Equity multiple: 0.78×
• Total profit: $-8,363
• Equity at exit: $11,586

Cash invested: $37,520 (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 33901

• Home prices YoY: -25.9%
• Rents YoY: -3.2%
• Active inventory: 286
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$703
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$56
• HOA: −$365
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $252

Break-even live

Break-even rent $1,478

Max offer price $134,000

Occupancy floor 81%

Sensitivity live

Price	-10% $328	-5% $290	+0% $252	+5% $214	+10% $176
Rent	-10% $110	-5% $181	+0% $252	+5% $323	+10% $394
Rate	-1.0pp $319	-0.5pp $286	base $252	+0.5pp $217	+1.0pp $182

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 Jackson St Fort Myers, FL	3.0	2.0	1200	$2,200	$1.83	24d	1	0.02mi
2828 Jackson St Fort Myers, FL	2.0	2.0	1159	$1,438	$1.24	4d	5	0.07mi
2822 Central Ave Fort Myers, FL	3.0	2.0	1641	$1,100	$0.67	24d	1	0.10mi
2920 Jackson St Fort Myers, FL	2.0	1.5	980	$1,200	$1.22	4d	1	0.12mi
2405 Hanson St Fort Myers, FL	2.0	1.0	882	$1,125	$1.28	2d	2	0.25mi
2148 Dora St Unit 12 Fort Myers, FL	2.0	1.0	912	$1,350	$1.48	24d	1	0.36mi
2525 Royal Palm Ave Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	0.39mi
2524 Congress St Unit 7 Fort Myers, FL	2.0	1.0	928	$1,400	$1.51	24d	1	0.57mi
1825 Oak Ln Fort Myers, FL	1.0	1.0	1000	$1,095	$1.09	24d	1	0.62mi
2330 Hoople St Fort Myers, FL	3.0	2.0	1250	$1,750	$1.40	16d	1	0.69mi
2922 McCann St Fort Myers, FL	3.0	2.0	1323	$2,550	$1.93	24d	1	0.76mi
2408 Euclid Ave Fort Myers, FL	3.0	2.0	1347	$3,975	$2.95	24d	1	0.79mi
1661 Coronado Rd Fort Myers, FL	3.0	2.0	1144	$3,000	$2.62	24d	1	0.86mi
2651 Market St Fort Myers, FL	3.0	2.0	1184	$1,295	$1.09	24d	1	0.87mi
2649 Market St Unit 2651 Fort Myers, FL	3.0	2.0	1184	$1,250	$1.06	20d	1	0.87mi
2330 Union St Fort Myers, FL	3.0	1.0–2.0	951	$3,182	$3.34	4d	27	0.89mi
1849 Maravilla Ave Fort Myers, FL	2.0	2.0	956	$1,375	$1.44	2d	2	0.90mi
2243 Euclid Ave Fort Myers, FL	2.0	1.0	1000	$1,500	$1.50	24d	1	0.93mi
33 Broadway Cir Fort Myers, FL	3.0	2.0	1122	$1,800	$1.60	16d	1	0.95mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	809	$1,290	$1.59	15d	9	0.95mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	785	$1,290	$1.64	3d	8	0.95mi
2135 Virginia Ave #11 Fort Myers, FL	2.0	1.5	924	$1,500	$1.62	24d	1	0.96mi
1535 Ransom St Fort Myers, FL	3.0	2.0	1104	$2,400	$2.17	24d	1	1.02mi
3585 Central Ave Fort Myers, FL	1.0–2.0	1.0–2.0	1000	$1,450	$1.45	24d	1	1.03mi
2250 McGregor Blvd Fort Myers, FL	2.0	1.0–2.0	927	$2,145	$2.31	2d	18	1.08mi
2710 McGregor Blvd Fort Myers, FL	2.0	2.0	1680	$4,500	$2.68	2d	1	1.12mi
1449 Braman Ave Fort Myers, FL	2.0	1.0	1332	$3,000	$2.25	4d	1	1.13mi
1449 Braman Ave Fort Myers, FL	2.0	1.0	1339	$2,800	$2.09	24d	1	1.13mi
2090 W First St #609 Fort Myers, FL	2.0	2.0	1742	$6,900	$3.96	24d	1	1.16mi
2110 W First St #301 Fort Myers, FL	2.0	2.0	1200	$2,000	$1.67	14d	1	1.16mi
2350 W First St Fort Myers, FL	1.0–4.0	1.0–2.0	1344	$1,420	$1.06	22d	2	1.16mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1111	$2,300	$2.07	4d	1	1.17mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1285	$2,300	$1.79	16d	1	1.17mi
2090 W First St #510 Fort Myers, FL	2.0	2.0	1779	$2,950	$1.66	3d	1	1.18mi
2090 W First St Unit 810 Fort Myers, FL	2.0	2.0	1676	$2,650	$1.58	22d	1	1.18mi
2090 W First St Unit 1009 Fort Myers, FL	2.0	2.0	1803	$3,000	$1.66	24d	1	1.18mi
2987 Thomas St Fort Myers, FL	3.0	2.0	1200	$2,100	$1.75	22d	1	1.19mi
1927 Hill Ave Unit 8 Fort Myers, FL	2.0	2.0	880	$1,150	$1.31	24d	1	1.19mi
2220 W First St Fort Myers, FL	1.0–2.0	1.0–2.0	986	$2,875	$2.92	14d	24	1.19mi
2220 W First St Fort Myers, FL	1.0–2.0	1.0–2.0	983	$2,584	$2.63	12d	10	1.19mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-09
   statusdays on market $134,000 Pending 205 DOM
2. 2026-06-07
   days on market $134,000 Active 204 DOM
3. 2026-06-02
   days on market $134,000 Active 199 DOM
4. 2026-06-01
   days on market $134,000 Active 198 DOM
5. 2026-06-01
   days on market $134,000 Active 197 DOM
6. 2026-04-12
   price $134,000
7. 2025-11-15
   listed $135,000 Active
8. 2025-07-05
   historical
9. 2025-03-24
   price $135,000
10. 2024-12-17
    price $140,000
11. 2024-07-22
    listed $147,000 Active
12. 2012-04-26
    soldstatus $26,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$582/yr (+$48/mo · 109.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $21,563
• − Mortgage interest: −$7,506
• − Property taxes: −$530
• − Insurance: −$670
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$4,380
• − Depreciation: −$3,898
• Taxable income: $1,128
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $2,751/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 — 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 · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 24,481
• Household income: $51,816
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1782.0

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 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 22% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 7% Estonian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 18% French/Haitian/Cajun 8% Other Indo-European 4%

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: ▼ -108.70%
• Current HPI: 311.8283
• Rent YoY: ▼ -3.23%
• 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

+415.4% since first listed

7 events — show timeline

• 2026-04-12 Price Changed $134,000 FORTMLS
• 2025-11-15 Listed $135,000 FORTMLS
• 2025-07-05 Listing Removed — FORTMLS
• 2025-03-24 Price Changed $135,000 FORTMLS
• 2024-12-17 Price Changed $140,000 FORTMLS
• 2024-07-22 Listed $147,000 FORTMLS
• 2012-04-26 Sold (Public Records) $26,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $530 · +2.1% YoY. Source: county tax records.