11674 Pointe Circle Dr · Iona, FL 33908

$249,000

3 bd · 3.0 ba · 1,557 sqft · Townhouse public records · 11 Days on market

Built 1988 1,045 sqft lot Est $325k · 23% under $440/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +5.7/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers. Highest and best by 5 pm 10/31. Welcome to Robin's Roost, part of the Peppertree Pointe Association along the Caloosahatchee River. This spacious 3 bedroom, 2 1/2 bath features a large master suite with ensuite. This well maintained Townhome boasts over 1540 sq. ft, with a bright airy feel. The kitchen has been updated with all stainless steel appliances and new cabinet hardware. The roof was just re-done this year. There is a screened in lanai that leads out to a beautifully landscaped garden area . The unit is steps from the community pool. The amenities that are included in the master association are impressive. There is a mile long walking path around lake peppertree, where you'll find abundant wildlife. There is a private marina and beach, along with a 500 ft. fishing pier. What a great place to view the beautiful sunsets over the Caloosahatchee. Check out the virtual tour for additional photos of the master association.

Key facts

• Community boat ramp
• Fishing pier
• Waterfront cabana

Tags

• RENOVATED TOWNHOME
• COMMUNITY BOAT RAMP
• FISHING PIER
• WATERFRONT CABANA
• OUTDOOR GATHERING SPACES
• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed conditionally (call) — maximum 2 pets
• HOA & community: Homeowners association with monthly fee; Association fee includes management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, road maintenance, sewer, street lights and trash; Community amenities include boat dock, boat ramp, pier, pickleball, pool, RV/boat storage, sidewalks, tennis courts and on-site management; 16 units in the community; Non-gated community with street lights

Exterior

• Parking: Assigned covered parking; Detached carport; Two parking spaces (one covered)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: 2-story property; Entry level: 1; Faces south; Resale condition; Zoning: RM-2
• Construction: Built with block, concrete, stucco and wood frame; Built-up and flat roof
• Exterior features: Courtyard; Fence; Storage; Lanai; Porch; Screened porch; Community pool; Reclaimed water irrigation; Paved road; North exposure

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom located on upper level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Separate/formal dining room; Dual sinks; Pantry; Shower only; Separate shower; Upper level primary bedroom; High speed internet available; Single hung windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $249k.

Deal economics

• At list price, monthly cash flow is $-39 ($-463/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.7% below list).
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.4% vs local median 2.1% in Iona — 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 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: 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.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents soft (-1.2%/yr); 1251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 42% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $210k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,183 (2.7% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $325,413
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14581 Grande Cay Cir #3305	0.36mi	2/2.0 (-1)	1,560 (+0%)	2mo	$275,000	$176	72
11685 Pointe Circle Dr	0.04mi	3/2.5	1,476 (-5%)	21mo	$285,000	$193	70
15042 Tamarind Cay Ct #502	0.22mi	3/2.0	1,555 (-0%)	21mo	$399,000	$257	68
15969 Mandolin Bay Dr #201	0.69mi	3/2.0	1,342 (-14%)	19mo	$280,000	$209	25

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: -21.6%
• Equity multiple: 0.28×
• Total profit: $-50,306
• Equity at exit: $37,127

10-year hold

• IRR: -28.1%
• Equity multiple: -0.09×
• Total profit: $-75,893
• Equity at exit: $21,529

Cash invested: $69,720 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1251
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$440
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-39

Break-even live

Break-even rent $2,710

Max offer price $242,183

Occupancy floor 96%

Sensitivity live

Price	-10% $102	-5% $32	+0% $-39	+5% $-109	+10% $-180
Rent	-10% $-249	-5% $-144	+0% $-39	+5% $67	+10% $172
Rate	-1.0pp $87	-0.5pp $25	base $-39	+0.5pp $-103	+1.0pp $-169

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11674 Pointe Cir Unit 1 Fort Myers, FL	3.0	2.5	1544	$1,900	$1.23	25d	1	0.01mi
7199 Blanquilla Ct Unit 1545910P Fort Myers, FL	3.0	2.0	1345	$2,341	$1.74	18d	1	0.07mi
11651 Pointe Cir Unit 1546272P Fort Myers, FL	2.0	2.0	1367	$1,249	$0.91	18d	1	0.08mi
15055 Tamarind Cay Ct #1205 Fort Myers, FL	3.0	2.0	1760	$2,700	$1.53	25d	1	0.14mi
5421 Peppertree Dr Fort Myers, FL	2.0	2.0	1200	$2,000	$1.67	25d	1	0.15mi
15091 Tamarind Cay Ct #907 Fort Myers, FL	2.0	2.0	1487	$5,000	$3.36	25d	1	0.15mi
7105 Quail Run Ct W #1 Fort Myers, FL	2.0	2.0	1124	$1,750	$1.56	25d	1	0.18mi
7171 Drake Dr Fort Myers, FL	3.0	2.0	1346	$2,350	$1.75	25d	1	0.19mi
15037 Tamarind Cay Ct #1503 Fort Myers, FL	3.0	2.0	1487	$2,000	$1.34	25d	1	0.26mi
11921 Seabreeze Cove Ln #208 Fort Myers, FL	2.0	2.0	1455	$4,399	$3.02	5d	1	0.27mi
10907 Meadow Lark Cove Dr Fort Myers, FL	3.0	3.0	1600	$1,580	$0.99	5d	1	0.27mi
11271 Tamarind Cay Ln #1608 Fort Myers, FL	3.0	2.0	1934	$2,800	$1.45	25d	1	0.28mi
11271 Tamarind Cay Ln #1603 Fort Myers, FL	3.0	2.0	1934	$2,500	$1.29	25d	1	0.28mi
14570 Grande Cay Cir #2406 Fort Myers, FL	2.0	2.0	1560	$4,500	$2.88	5d	1	0.35mi
11271 Jacana Ct #1706 Fort Myers, FL	2.0	2.0	1487	$4,500	$3.03	25d	1	0.35mi
11261 Jacana Ct #1808 Fort Myers, FL	3.0	2.0	1934	$3,200	$1.65	25d	1	0.36mi
11270 Jacana Ct #2101 Fort Myers, FL	3.0	2.0	1934	$2,800	$1.45	25d	1	0.38mi
14501 Grande Cay Cir #2701 Fort Myers, FL	3.0	2.0	1980	$6,000	$3.03	25d	1	0.38mi
11251 Jacana Ct #1908 Fort Myers, FL	2.0	2.0	1934	$4,500	$2.33	25d	1	0.38mi
15100 Whimbrel Ct Fort Myers, FL	3.0	2.5	2054	$5,000	$2.43	25d	1	0.42mi
14873 Crescent Cove Dr Fort Myers, FL	3.0	2.0	1134	$3,500	$3.09	25d	1	0.45mi
14967 Rivers Edge Ct Unit B2 Fort Myers, FL	2.0	2.0	1166	$1,700	$1.46	5d	1	0.47mi
15625 Ocean Walk Cir #103 Fort Myers, FL	2.0	2.0	1287	$1,450	$1.13	23d	1	0.49mi
14971 Rivers Edge Ct #101 Fort Myers, FL	2.0	2.0	1273	$2,000	$1.57	25d	1	0.52mi
11400 Ocean Walk Ln Fort Myers, FL	1.0–2.0	1.0–2.0	856	$1,500	$1.75	5d	2	0.52mi
12131 Live Oak Dr Fort Myers, FL	3.0	2.0	1186	$1,700	$1.43	5d	1	0.53mi
14819 Laguna Dr #501 Fort Myers, FL	3.0	2.5	1857	$5,000	$2.69	21d	1	0.55mi
14977 Rivers Edge Ct #219 Fort Myers, FL	2.0	2.0	1128	$1,599	$1.42	25d	1	0.55mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1227	$2,774	$2.26	5d	3	0.57mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1287	$3,699	$2.87	4d	2	0.57mi
15655 Ocean Walk Cir Fort Myers, FL	1.0–2.0	1.0–2.0	856	$3,200	$3.74	16d	2	0.58mi
15270 Ballast Point Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1094	$2,003	$1.83	3d	20	0.60mi
14815 Laguna Dr #103 Fort Myers, FL	3.0	3.0	1857	$4,100	$2.21	5d	1	0.61mi
11701 Pasetto Ln Unit 1049715P Fort Myers, FL	3.0	2.0	1496	$2,960	$1.98	23d	1	0.67mi
11711 Pasetto Ln #102 Fort Myers, FL	2.0	2.0	1055	$2,200	$2.09	25d	1	0.71mi
15770 Windward Way Cir #2205 Fort Myers, FL	2.0	2.0	1050	$1,600	$1.52	25d	1	0.71mi
11601 Navarro Way #2102 Fort Myers, FL	2.0	2.0	1378	$4,500	$3.27	25d	1	0.73mi
15773 Beachcomber Ave Unit 1264830P Fort Myers, FL	3.0	2.0	1496	$3,133	$2.09	16d	1	0.73mi
15441 Bellamar Cir #1114 Fort Myers, FL	3.0	2.0	1580	$1,450	$0.92	5d	1	0.74mi
15761 Windward Way Cir #3302 Fort Myers, FL	2.0	2.0	1050	$4,500	$4.29	5d	1	0.74mi

HOA detail

• Monthly dues: $440 · $5,280/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-22
   days on market $249,000 Active 11 DOM
2. 2026-06-18
   days on market $249,000 Active 8 DOM
3. 2026-06-17
   days on market $249,000 Active 7 DOM
4. 2026-06-16
   days on market $249,000 Active 6 DOM
5. 2026-06-15
   days on market $249,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $249,000 Active 3 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $31,928
• − Mortgage interest: −$13,948
• − Property taxes: −$2,695
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − HOA: −$5,280
• − Depreciation: −$7,244
• Taxable loss: −$4,389
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $590/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 — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+203.7% since first listed

17 events — show timeline

• 2026-06-10 Listed $249,000 FORTMLS
• 2026-05-05 Listing Removed — FORTMLS
• 2025-10-08 Rental Removed $1,900 FORTMLS
• 2025-07-23 Price Changed $259,000 FORTMLS
• 2025-07-16 Listed for Rent $1,900 FORTMLS
• 2025-07-16 Rental Removed $1,900 NAPLESMLS
• 2025-06-25 Price Changed $1,900 NAPLESMLS
• 2025-06-09 Listed for Rent $2,000 NAPLESMLS
• 2025-05-01 Price Changed $268,000 FORTMLS
• 2025-04-01 Price Changed $279,000 FORTMLS
• 2025-01-08 Price Changed $299,000 FORTMLS
• 2024-11-25 Listed $315,000 FORTMLS
• 2021-11-22 Sold (Public Records) $210,000 Public Records
• 2021-11-18 Sold (MLS) $210,000 FORTMLS
• 2021-11-01 Pending — FORTMLS
• 2021-10-29 Listed $194,900 FORTMLS
• 1993-05-24 Sold (Public Records) $82,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,695 · +12.3% YoY. Source: county tax records.