1507 Bert Dr · Fort Myers, FL 33916

$99,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 12 Days on market

Built 1962 7,318 sqft lot Est $94k · 5% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.0/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was completely remodled 2 years ago with brand new kitchen, baths, lots of tile, replumbed, updated electric, new central hvac, new windows and more. House has been rented for $775. Vacant now and easy to rent. Great investment or affordable home. Owners selling to disolve partnership and have priced it for a quick sale. Hurry this one won't last.

Key facts

• 7,318 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Property type: Residential; Subdivision/Development: Bellevue Addition; Lot dimensions approximately 61 x 120 (developer brochure); Lot acres: 0.168; Zoning: RS-7; Single unit on property; single-floor building
• HOA & community: No HOA maintenance or amenities; Non-gated community

Exterior

• Utilities: Water assessment paid; Septic sewer
• Home design: Single family residence; 1 story (ranch); Rear exposure facing west
• Construction: Built in 1962
• Exterior features: Shingle roof; Windows: see remarks; Regular lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Unfurnished; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 12.5% 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 (-4.3%/yr); 267 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 37% of the median local income ($53k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.11%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $93,852
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1366 Brookhill Dr	0.29mi	3/2.0	1,092 (-8%)	10mo	$65,000	$60	60
3730 Belmont St	0.52mi	3/1.0	1,152 (-3%)	23mo	$185,000	$161	52
3803 Pearl St	0.52mi	2/1.0 (-1)	1,054 (-11%)	10mo	$83,000	$79	44

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: 11.2%
• Equity multiple: 1.43×
• Total profit: $11,789
• Equity at exit: $14,761

10-year hold

• IRR: 17.4%
• Equity multiple: 2.23×
• Total profit: $34,007
• Equity at exit: $8,560

Cash invested: $27,720 (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 33916

• Home prices YoY: -28.2%
• Rents YoY: -4.3%
• Active inventory: 267
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$519
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $511

Break-even live

Break-even rent $985

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $567	-5% $539	+0% $511	+5% $483	+10% $455
Rent	-10% $382	-5% $446	+0% $511	+5% $575	+10% $640
Rate	-1.0pp $561	-0.5pp $536	base $511	+0.5pp $485	+1.0pp $459

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Maria St Fort Myers, FL	3.0	1.0	864	$1,600	$1.85	24d	1	0.24mi
221 Maria St Unit 225 Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	0.28mi
227 Maria St Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	0.29mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	15d	1	0.33mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	4d	1	0.33mi
3323 Michigan Ave Fort Myers, FL	3.0	2.0	1029	$1,600	$1.55	22d	1	0.38mi
1775 Glenway Ct Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.42mi
1150 Polk St Fort Myers, FL	2.0	1.0	819	$2,000	$2.44	24d	1	0.46mi
3616 Pearl St Unit 4 Fort Myers, FL	2.0	1.5	980	$925	$0.94	22d	1	0.46mi
3666 Pearl St Fort Myers, FL	2.0	1.0	1100	$1,400	$1.27	24d	1	0.46mi
3616 Pearl St Unit 1 Fort Myers, FL	3.0	2.0	1200	$1,175	$0.98	4d	1	0.46mi
3771 Belmont St Apt A Fort Myers, FL	2.0	1.0	800	$1,195	$1.49	24d	1	0.56mi
3758 Lora St Unit 4 Fort Myers, FL	2.0	1.0	800	$1,025	$1.28	22d	1	0.58mi
3920 Lora St Fort Myers, FL	2.0	1.0	800	$1,150	$1.44	12d	1	0.65mi
322 Louise Ave Fort Myers, FL	2.0	1.0	765	$1,100	$1.44	20d	1	0.65mi
322 Louise Ave Fort Myers, FL	2.0	1.0	765	$1,100	$1.44	4d	1	0.65mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	3d	1	0.74mi
2103 French St Unit 2 Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	24d	1	0.74mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.74mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.74mi
3216 Dale St Fort Myers, FL	2.0	1.0	886	$1,650	$1.86	4d	1	0.74mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.74mi
1270 Allen St Unit B Fort Myers, FL	3.0	2.0	1085	$1,700	$1.57	24d	1	0.77mi
2188 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.81mi
2197 Davis Ct Fort Myers, FL	4.0	2.0	1257	$2,450	$1.95	4d	1	0.83mi
3339 Edgewood Ave Fort Myers, FL	2.0	1.0	860	$1,300	$1.51	17d	1	0.84mi
3339 Edgewood Ave Fort Myers, FL	2.0	1.0	860	$1,300	$1.51	4d	1	0.84mi
3233 Edgewood Ave Fort Myers, FL	2.0	1.0	950	$1,595	$1.68	22d	1	0.84mi
8 Roanoke Dr Fort Myers, FL	3.0	2.0	1056	$1,495	$1.42	22d	1	0.85mi
815 Freemont St Fort Myers, FL	2.0	1.0	850	$1,250	$1.47	24d	1	0.88mi
3555 Seminole Ave Fort Myers, FL	2.0	1.0	775	$1,000	$1.29	24d	1	0.88mi
3160 E Riverside Dr #3 Fort Myers, FL	2.0	1.0	825	$1,050	$1.27	15d	1	0.89mi
3160 E Riverside Dr Unit 6 Fort Myers, FL	2.0	1.0	825	$1,050	$1.27	24d	1	0.90mi
838 Van Buren St Fort Myers, FL	2.0	2.0	800	$1,275	$1.59	12d	1	0.93mi
2225 Carver Ave Fort Myers, FL	3.0	2.0	1193	$2,200	$1.84	24d	1	0.93mi
4051 Regata Way Fort Myers, FL	1.0–3.0	1.0–2.0	987	$2,021	$2.05	3d	34	0.94mi
3165 E Riverside Dr Fort Myers, FL	2.0	1.0–2.0	925	$1,250	$1.35	2d	1	0.94mi
3040 Douglas Ave Unit 3042 Fort Myers, FL	2.0	1.0	800	$1,150	$1.44	4d	1	0.98mi
3744 Estelle Ave Fort Myers, FL	2.0	1.0	725	$999	$1.38	24d	1	0.98mi
3000 Oasis Grand Blvd #3006 Fort Myers, FL	2.0	2.0	1008	$3,500	$3.47	24d	1	0.99mi

Listing history 21 events

1. 2026-06-02
   statusdays on market $99,000 Pending 12 DOM
2. 2026-06-01
   days on market $99,000 Active 11 DOM
3. 2026-05-31
   days on market $99,000 Active 10 DOM
4. 2026-05-21
   listed $99,000 Active
5. 2026-03-29
   historical $1,540
6. 2026-03-24
   listed $1,540
7. 2018-08-15
   soldstatus $9,430,058
8. 2015-03-02
   price $74,900 360-char remark

   Show marketing remark (293 chars)

   There are multiple offers on this property. Please submit the attached multiple offer form with your highest and best offer by 5:00 PM 6-17-11. Perfect for the Handyman! Needs A/C, Carpet and paint. Close to schools, shopping and Fort Myers Historical District. Good investment property. .

9. 2015-03-02
   price $11,000 293-char remark

   Show marketing remark (293 chars)

   There are multiple offers on this property. Please submit the attached multiple offer form with your highest and best offer by 5:00 PM 6-17-11. Perfect for the Handyman! Needs A/C, Carpet and paint. Close to schools, shopping and Fort Myers Historical District. Good investment property. .

10. 2014-05-14
    soldstatus $47,000
11. 2014-04-25
    price $49,900
12. 2014-04-25
    soldstatus $47,000
13. 2014-03-19
    listed $47,000
14. 2011-08-29
    soldstatus $24,000
15. 2011-08-24
    price $24,900
16. 2011-07-13
    soldstatus $16,000 293-char remark

    Show marketing remark (293 chars)

    There are multiple offers on this property. Please submit the attached multiple offer form with your highest and best offer by 5:00 PM 6-17-11. Perfect for the Handyman! Needs A/C, Carpet and paint. Close to schools, shopping and Fort Myers Historical District. Good investment property. .

17. 2005-10-07
    soldstatus $95,000
18. 2005-09-27
    soldstatus $95,000 360-char remark

    Show marketing remark (360 chars)

    This home was completely remodled 2 years ago with brand new kitchen, baths, lots of tile, replumbed, updated electric, new central hvac, new windows and more. House has been rented for $775. Vacant now and easy to rent. Great investment or affordable home. Owners selling to disolve partnership and have priced it for a quick sale. Hurry this one won't last.

19. 2003-01-21
    soldstatus $75,000
20. 1999-04-19
    soldstatus $9,000
21. 1999-04-19
    soldstatus $9,000

ⓘ 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $19,583
• − Mortgage interest: −$5,546
• − Property taxes: −$2,617
• − Insurance: −$495
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$2,880
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,950/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): 27,943
• Household income: $52,586
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2324.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% Hispanic / Latino 30% White 28% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 7% Dominican 1%
• Common ancestry: Estonian 3% Hispanic 1% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -95.73%
• Current HPI: 243.2657
• Rent YoY: ▼ -4.30%
• 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

+1000.0% since first listed

18 events — show timeline

• 2026-05-21 Listed $99,000 NAPLESMLS
• 2026-03-29 Rental Removed $1,540 RENTPROGRESS
• 2026-03-24 Listed for Rent $1,540 RENTPROGRESS
• 2018-08-15 Sold (Public Records) $9,430,058 Public Records
• 2015-03-02 Price Changed $74,900 FORTMLS
• 2015-03-02 Price Changed $11,000 FORTMLS
• 2014-05-14 Sold (Public Records) $47,000 Public Records
• 2014-04-25 Sold (MLS) $47,000 FORTMLS
• 2014-04-25 Price Changed $49,900 FORTMLS
• 2014-03-19 Listed $47,000 FORTMLS
• 2011-08-29 Sold (MLS) $24,000 FORTMLS
• 2011-08-24 Price Changed $24,900 FORTMLS
• 2011-07-13 Sold (MLS) $16,000 FORTMLS
• 2005-10-07 Sold (Public Records) $95,000 Public Records
• 2005-09-27 Sold (MLS) $95,000 FORTMLS
• 2003-01-21 Sold (Public Records) $75,000 Public Records
• 1999-04-19 Sold (Public Records) $9,000 Public Records
• 1999-04-19 Sold (Public Records) $9,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,617 · +4.1% YoY. Source: county tax records.