7582-7586 Carrier Rd · San Carlos Park, FL 33967

$499,900

5 bd · 3.0 ba · 2,540 sqft · MultiFamily public records · 26 Days on market

Built 1981 0.39 ac lot

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

SAN CARLOS PARK TRIPLEX - FULLY RENTED.

Key facts

• Large corner lot
• Own lanai
• New wood trim

Tags

• FULL EXTERIOR PAINT JOB
• NEW WOOD TRIM
• STUCCO REPAIRS
• GREAT SHAPE ROOF
• LARGE CORNER LOT
• OWN LANAI

Property features AI

Finance

• Other: Tenants pay cable TV, electricity, and internet; Pets are allowed
• Financial info: Gross scheduled income: $39,600; Operating expenses: $6,600; Unit rents (actual/pro forma): $1,000; $1,100; $1,200
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Cable available; Septic tank; Private well
• Home design: Multi-unit property (3 units); Resale property; Zoned RM-2
• Construction: Stucco and wood frame construction; Shingle roof
• Exterior features: No specific exterior amenities listed; Oversized lot; Publicly maintained road access

Interior

• Kitchen: Cooktop/Range and Refrigerator in units; Some units list 'Family' (open living/dining concept implied)
• Bedrooms: Three units total; each unit is a 2-bedroom (units are unfurnished)
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 full bathroom (3 full bathrooms total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single hung windows
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive. Per door: $194/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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.
• Market conditions: Rents falling (-5.7%/yr); 226 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $5,464/mo this rent would consume 72% of the median local household income ($91k/yr) (locally 491% 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 $15k 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 26 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $113k; list at $500k implies a 342% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $492,401 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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: 1.09% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.6

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-59,631
• Equity at exit: $74,537

10-year hold

• IRR: -8.7%
• Equity multiple: 0.54×
• Total profit: $-64,962
• Equity at exit: $43,222

Cash invested: $139,972 (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 33967

• Home prices YoY: -29.3%
• Rents YoY: -5.7%
• Active inventory: 226
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $5,464 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$477 /mo · $5,726/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $583

Break-even live

Break-even rent $4,726

Max offer price $499,900

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,463
Total (3 units)			$5,464

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7435 Albany Rd Fort Myers, FL	5.0	3.0	2147	$2,700	$1.26	14d	1	0.08mi
7395 Albany Rd Fort Myers, FL	5.0	3.0	2360	$2,500	$1.06	12d	1	0.12mi
17337 Phlox Dr Fort Myers, FL	4.0	2.0	2033	$3,000	$1.48	24d	1	0.40mi
18145 Baruch Dr Fort Myers, FL	4.0	2.0	1818	$2,531	$1.39	3d	1	0.78mi

Listing history 22 events

1. 2026-06-17
   days on market $499,900 Active 26 DOM
2. 2026-06-16
   days on market $499,900 Active 25 DOM
3. 2026-06-15
   days on market $499,900 Active 24 DOM
4. 2026-06-13
   days on market $499,900 Active 22 DOM
5. 2026-06-10
   days on market $499,900 Active 19 DOM
6. 2026-06-09
   days on market $499,900 Active 18 DOM
7. 2026-06-08
   days on market $499,900 Active 17 DOM
8. 2026-06-07
   days on market $499,900 Active 16 DOM
9. 2026-06-03
   days on market $499,900 Active 12 DOM
10. 2026-06-02
    days on market $499,900 Active 11 DOM
11. 2026-06-01
    days on market $499,900 Active 10 DOM
12. 2026-05-31
    days on market $499,900 Active 9 DOM
13. 2026-05-20
    listed $499,900 Active
14. 2014-05-27
    soldstatus $113,000
15. 2014-05-16
    price $116,917 39-char remark

    Show marketing remark (39 chars)

    SAN CARLOS PARK TRIPLEX - FULLY RENTED.

16. 2014-05-16
    soldstatus $113,000 39-char remark

    Show marketing remark (39 chars)

    SAN CARLOS PARK TRIPLEX - FULLY RENTED.

17. 2014-03-18
    listed $113,000 39-char remark

    Show marketing remark (39 chars)

    SAN CARLOS PARK TRIPLEX - FULLY RENTED.

18. 2012-09-18
    soldstatus $104,000
19. 2012-09-06
    soldstatus $108,000 397-char remark

    Show marketing remark (397 chars)

    Wow, a fantastic chance to own one of the nicest cash flowing buidings in san carlos. $1525.00 per month. tile and lots of upgrades have been put in this building. large parking area and fantastic tenants make this a great purchase. this is a pleasure to show. owner also has other properties ready to sell. this is a rare chance to own a triplex that is 100% occupied and the end units are tiled.

20. 2010-07-28
    soldstatus $45,000
21. 2010-07-09
    price $49,900
22. 2000-08-30
    soldstatus $59,300

ⓘ 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: $5,726 · $477/mo
• Projected year-2 tax: $5,726 · $477/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 6/10 Major FEMA zone AE · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $65,568
• − Mortgage interest: −$28,002
• − Property taxes: −$5,726
• − Insurance: −$7,618
• − Repairs & maintenance: −$5,245
• − Management: −$5,245
• − Depreciation: −$14,543
• Taxable loss: −$812
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $7,191/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Carlos Park, FL
• County: Lee County · 788,662 people
• City population: 27,337
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 28,341
• Household income: $90,519
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 491.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 23% Two or more races 16% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 4% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, Vietnam
• Languages at home: 79% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -123.07%
• Current HPI: 296.5923
• Rent YoY: ▼ -5.68%
• 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

+743.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $499,900 FORTMLS
• 2014-05-27 Sold (Public Records) $113,000 Public Records
• 2014-05-16 Sold (MLS) $113,000 FORTMLS
• 2014-05-16 Price Changed $116,917 FORTMLS
• 2014-03-18 Listed $113,000 FORTMLS
• 2012-09-18 Sold (Public Records) $104,000 Public Records
• 2012-09-06 Sold (MLS) $108,000 FORTMLS
• 2010-07-28 Sold (MLS) $45,000 FORTMLS
• 2010-07-09 Price Changed $49,900 FORTMLS
• 2000-08-30 Sold (Public Records) $59,300 Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,726 · +13.0% YoY. Source: county tax records.