11216 Carlingford Rd · Fort Myers, FL 33913

$369,900

2 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 93 Days on market

Built 2019 7,792 sqft lot Est $411k · 10% under $459/mo HOA · 10% of rent ↓ 22% since listing

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +12.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.6/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering $1,000 in concessions with a strong offer! Welcome to this beautifully maintained 2-bedroom, 2-bath single-family home with a den, located in the highly desirable Bridgetown at The Plantation in Fort Myers. This residence features a thoughtfully designed open-concept floor plan ideal for both comfortable everyday living and entertaining. The versatile den offers the perfect flex space for a home office, guest room, or hobby area. The light-filled kitchen opens seamlessly to the living and dining areas, creating a warm and inviting atmosphere. The spacious primary suite includes a walk-in closet and a private en-suite bath, while the secondary bedroom and full bath provide

Key facts

• Versatile den
• Light-filled kitchen
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• VERSATILE DEN
• LIGHT-FILLED KITCHEN
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Property is in a community development district; Zoning: MDP-3; Lot is a regular lot with architectural and no-commercial/RV restrictions
• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA covers cable, internet/WiFi access, manager, exterior pest control, recreation facilities, reserves, street lights and street maintenance; Community amenities include clubhouse, community pool and spa, exercise/fitness center (attended), tennis, pickleball, bocce, BBQ/picnic area and sidewalks; Gated community; Total annual recurring HOA fees listed; Total one-time HOA fees listed

Exterior

• Parking: Attached 2-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service
• Home design: Residential single-family home; 1 story / ranch; Rear exposure facing south; Located in The Plantation / Bridgetown community
• Construction: Built in 2019; Concrete block construction; Stucco exterior; Tile roof; Casement, single-hung and sliding windows
• Exterior features: Patio; Screened lanai/porch; Preserve view; Reclaimed irrigation; Shutters (manual); Gated community

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bath with dual sinks and shower
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Smoke detectors; Dining area open to living room; Den / study; Guest bath; Guest room; Home office; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Recommended offer: $337k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,649/mo this rent would consume 51% 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 $3k 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

• It's been on market 93 days — a 9% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $336,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $411,271
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11253 Carlingford Rd	0.09mi	3/2.0 (+1)	1,574 (+10%)	22mo	$452,000	$287	56
10610 Camarelle Cir	0.56mi	2/2.0	1,278 (-11%)	2mo	$316,000	$247	54

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-23,882
• Equity at exit: $55,153

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,777
• Equity at exit: $31,982

Cash invested: $103,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,649 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$370 /mo · $4,443/yr
• Insurance: −$154
• HOA: −$459
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $750

Break-even live

Break-even rent $3,700

Max offer price $369,900

Occupancy floor 79%

Sensitivity live

Price	-10% $959	-5% $854	+0% $750	+5% $645	+10% $540
Rent	-10% $382	-5% $566	+0% $750	+5% $933	+10% $1,117
Rate	-1.0pp $936	-0.5pp $844	base $750	+0.5pp $654	+1.0pp $556

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

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	24d	1	0.02mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.11mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.12mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.17mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.17mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.23mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	24d	1	0.25mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	0.31mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	4d	1	0.32mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	0.35mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	0.56mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	15d	1	0.58mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.61mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	24d	1	0.69mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	0.70mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.71mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.71mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	0.72mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.73mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.74mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	24d	1	0.81mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.81mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.83mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.83mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	24d	1	0.86mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	24d	1	0.87mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	24d	1	0.88mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	4d	1	0.88mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.90mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	24d	1	0.92mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	24d	1	0.93mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	24d	1	0.94mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	24d	1	0.96mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	24d	1	0.97mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.99mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	1.01mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	1.01mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	24d	1	1.01mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	1.03mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	12d	1	1.04mi

HOA detail

• Monthly dues: $459 · $5,508/yr

Listing history 25 events

1. 2026-06-17
   days on market $369,900 Active 93 DOM
2. 2026-06-16
   days on market $369,900 Active 92 DOM
3. 2026-06-15
   days on market $369,900 Active 91 DOM
4. 2026-06-13
   days on market $369,900 Active 89 DOM
5. 2026-06-10
   days on market $369,900 Active 86 DOM
6. 2026-06-09
   days on market $369,900 Active 85 DOM
7. 2026-06-07
   days on market $369,900 Active 83 DOM
8. 2026-06-03
   days on market $369,900 Active 79 DOM
9. 2026-06-02
   days on market $369,900 Active 78 DOM
10. 2026-06-01
    days on market $369,900 Active 77 DOM
11. 2026-06-01
    days on market $369,900 Active 76 DOM
12. 2026-05-13
    price $369,900
13. 2026-04-01
    price $370,000
14. 2026-03-16
    listed $395,000 Active
15. 2025-07-12
    historical
16. 2025-05-19
    price $448,999
17. 2025-03-18
    listed $449,999 Active
18. 2024-12-04
    historical $2,995
19. 2024-12-03
    historical
20. 2024-11-05
    price $2,995
21. 2024-11-02
    listed $3,000
22. 2024-07-13
    historical $3,000
23. 2024-06-05
    listed $3,000
24. 2024-04-02
    price $469,999
25. 2024-03-04
    listed $474,999 Active

ⓘ 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: $4,443 · $370/mo
• Projected year-2 tax: $4,443 · $370/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 22 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: $55,791
• − Mortgage interest: −$20,720
• − Property taxes: −$4,443
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,463
• − Management: −$4,463
• − HOA: −$5,508
• − Depreciation: −$10,761
• Taxable income: $3,583
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $8,137/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

-22.1% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $369,900 NAPLESMLS
• 2026-04-01 Price Changed $370,000 NAPLESMLS
• 2026-03-16 Listed $395,000 NAPLESMLS
• 2025-07-12 Listing Removed — NAPLESMLS
• 2025-05-19 Price Changed $448,999 NAPLESMLS
• 2025-03-18 Listed $449,999 NAPLESMLS
• 2024-12-04 Rental Removed $2,995 NAPLESMLS
• 2024-12-03 Listing Removed — NAPLESMLS
• 2024-11-05 Price Changed $2,995 NAPLESMLS
• 2024-11-02 Listed for Rent $3,000 NAPLESMLS
• 2024-07-13 Rental Removed $3,000 NAPLESMLS
• 2024-06-05 Listed for Rent $3,000 NAPLESMLS
• 2024-04-02 Price Changed $469,999 NAPLESMLS
• 2024-03-04 Listed $474,999 NAPLESMLS

Property tax history

+26.7%/yr

Latest (2025): $4,443 · +2.3% YoY. Source: county tax records.