9359 Aviano Dr · Fort Myers, FL 33913

$355,000

2 bd · 2.0 ba · 1,227 sqft · Townhouse public records · 1 Days on market

Built 2003 7,710 sqft lot Est $255k · 39% over $680/mo HOA · 16% of rent

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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 +17.2/30.0
• 1% rule +6.7/10.0
• DSCR +5.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WCI Milan Model Attached-Villa POOL HOME in Pelican Preserve with a Golf View for $289,500! This home has already been Totally & Professionally Remodeled! NEW A. C. (BOTH AIR HANDLER & OUTSIDE UNIT), Freshly Painted with the highly desired soft grey tone, New Vinyl Plank Flooring, New Stainless-Steel Appliances including A GAS Stove! New Cabinets & Soft-Closing Drawers; plus, new Lowered Granite Countertops. New Lighting has been added in the home along with new Toiletries. LIKE A NEW HOME! The Pool has been Professionally Maintained! The Lanai Cage is Bronze. Enjoy Watching Golf From Your Very Own Pool. Located in Pelican Preserve which was recently named the 5th Best 55+ Community in the U. S. Welcome to Paradise! A resort lifestyle that includes: A Town Center, Destinations Restaurant, Fitness Center, (Resort, Adult & Indoor Pools & Spas), Sports Bar, Movie Theater, Amphitheater, Computer Room, Billiards & much more! Outdoor Activities include: Tennis, Pickle Ball , Softball, & Dog Parks! 27 Holes of Golf. Golf Membership is Optional! Pelican Preserve is located on the desired Treeline Corridor and is close to Shopping, SW Florida Intl. Airport & the Beaches!

Key facts

• Private pool
• Golf course view
• Screened lanai

Tags

• SCREENED LANAI
• PRIVATE POOL
• GOLF COURSE VIEW
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Part of a large community (approximately 2,500 units); Irrigation included in assessment
• Financial info: Pets allowed (call for details; conditional)
• HOA & community: Homeowners association present; Quarterly association fee; Association covers management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, and trash; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, putting green, golf course, restaurant, billiards, business center, library, dog park, barbecue/picnic areas, sidewalks

Exterior

• Parking: Attached garage with automatic garage door opener; 2 covered garage spaces
• Security: Community security (included in association services); Street lights
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Single-story home; Resale property; Faces west; Property attached
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Sprinkler/irrigation system (automatic); Patio; Lanai; Porch; Screened patio/porch; Screen enclosure around pool; Attached guest house; On golf course; East exposure; Has view

Interior

• Kitchen: Gas cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Freezer; Refrigerator; Refrigerator with ice maker
• Bedrooms: Guest quarters
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Open living/dining area; Bar; High-speed internet available; Shower-only bath option; Separate shower
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Inside laundry with laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $355k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (8.8% below list).
• Meets the 1% rule at list price ($4k rent vs $355k).
• Recommended offer: $324k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 7.1% 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 flat; 811 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,147/mo this rent would consume 45% of the median local household income ($110k/yr) (locally 276% 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 $11k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,878 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $255,216
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10710 Ravenna Way #103	0.28mi	2/2.0	1,251 (+2%)	4mo	$260,000	$208	80
10710 Ravenna Way #203	0.28mi	2/2.0	1,251 (+2%)	5mo	$260,000	$208	80
10720 Ravenna Way #402	0.33mi	2/2.0	1,283 (+5%)	7mo	$260,000	$203	72
9225 Aviano Dr	0.28mi	2/2.0	1,355 (+10%)	6mo	$350,000	$258	64
10710 Ravenna Way #306	0.28mi	3/2.0 (+1)	1,396 (+14%)	19mo	$390,000	$279	43

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-78,762
• Equity at exit: $52,932

10-year hold

• IRR: -34.9%
• Equity multiple: -0.23×
• Total profit: $-121,913
• Equity at exit: $30,694

Cash invested: $99,400 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,147 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$336 /mo · $4,033/yr
• Insurance: −$148
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$680
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $-176

Break-even live

Break-even rent $4,370

Max offer price $323,878

Occupancy floor 99%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	23d	1	0.23mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	23d	2	0.24mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	23d	1	0.31mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	11d	1	0.32mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	0.33mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	0.33mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	23d	1	0.33mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$1,956	$1.90	1d	106	0.82mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.84mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	0.84mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	0.87mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.87mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	23d	1	0.87mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	0.94mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	0.95mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	0.99mi
3100 Champion Ring Rd Fort Myers, FL	1.0–3.0	1.0–2.0	947	$1,641	$1.73	3d	19	1.13mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	1.15mi
3419 Forum Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	1049	$1,675	$1.60	3d	17	1.16mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	23d	1	1.20mi
11205 Colonial Gateway Dr Fort Myers, FL	1.0–4.0	1.0–3.0	1375	$2,224	$1.62	1d	44	1.22mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	11d	1	1.23mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	1.24mi
3247 Forum Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	1071	$1,720	$1.61	2d	22	1.28mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	23d	1	1.28mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.34mi
8441 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1463	$1,200	$0.82	23d	1	1.38mi
8417 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1500	$3,500	$2.33	23d	1	1.39mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.41mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.41mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	23d	1	1.42mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	11d	1	1.44mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	3d	1	1.45mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,550	$1.22	23d	2	1.45mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	1.46mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	23d	1	1.46mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	23d	1	1.47mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	23d	1	1.48mi

HOA detail

• Monthly dues: $680 · $8,160/yr
• Likely covers: gaspoolgym

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $355,000 Active 1 DOM

ⓘ 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: $4,033 · $336/mo
• Projected year-2 tax: $4,033 · $336/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $49,763
• − Mortgage interest: −$19,886
• − Property taxes: −$4,033
• − Insurance: −$6,894
• − Repairs & maintenance: −$3,981
• − Management: −$3,981
• − HOA: −$8,160
• − Depreciation: −$10,327
• Taxable loss: −$7,499
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $-314/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): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+22.6% since first listed

5 events — show timeline

• 2026-06-17 Listed $355,000 FORTMLS
• 2021-06-01 Sold (Public Records) $317,500 Public Records
• 2021-05-28 Sold (MLS) $317,500 FORTMLS
• 2021-05-03 Pending — FORTMLS
• 2021-04-02 Listed $289,500 FORTMLS

Property tax history

+2.6%/yr

Latest (2025): $4,033 · -1.5% YoY. Source: county tax records.