1152 Marsh Ave · Fort Myers, FL 33905

$125,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 87 Days on market

Built 1961 7,797 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! This is an opportunity to obtain a handyman special and turn it into a rental giving you monthly income OR sell which will give you capital for your next project. Home is in need of work/repairs for roof, flooring, windows, and other items. This are of Fort Myers is fast becoming sought after due to the close proximity to the redeveloped River District. It also has quick & easy access to SR80 that takes you all the way to the East Coast, plus it is only a short drive to I-75.

Key facts

• Close to parks
• Close to schools
• Close to restaurants

Tags

• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Two parking spaces
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Faces east
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Rectangular lot; Paved road access; West exposure; None specified (no additional exterior features listed)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single-hung windows; Unfurnished; Known damage noted

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 soft (-3.0%/yr); 763 active listings in the ZIP; 25 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 31% of the median local income ($72k/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 $864 of loan paydown is wiped out by about $4k 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 87 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $273,372
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1152 Marsh Ave	0.00mi	3/1.0	1,308 (0%)	22mo	$142,000	$109	81
332 Detroit Ave	0.40mi	3/2.0	1,410 (+8%)	19mo	$295,000	$209	49
3759 Washington Ave	0.60mi	3/2.0	1,410 (+8%)	21mo	$295,000	$209	37
3730 Belmont St	0.57mi	3/1.0	1,152 (-12%)	23mo	$185,000	$161	35

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-10,142
• Equity at exit: $18,638

10-year hold

• IRR: -4.8%
• Equity multiple: 0.74×
• Total profit: $-9,070
• Equity at exit: $10,808

Cash invested: $35,000 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$656
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $240

Break-even live

Break-even rent $1,543

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $275	+0% $240	+5% $205	+10% $169
Rent	-10% $94	-5% $167	+0% $240	+5% $313	+10% $386
Rate	-1.0pp $303	-0.5pp $272	base $240	+0.5pp $207	+1.0pp $175

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Roanoke Dr Fort Myers, FL	3.0	2.0	1056	$1,495	$1.42	22d	1	0.08mi
4280 Desoto Ave #305 Fort Myers, FL	2.0	2.0	912	$1,550	$1.70	16d	1	0.37mi
4280 Desoto Ave Fort Myers, FL	2.0	2.0	948	$1,700	$1.79	24d	1	0.37mi
3666 Pearl St Fort Myers, FL	2.0	1.0	1100	$1,400	$1.27	24d	1	0.62mi
3616 Pearl St Unit 1 Fort Myers, FL	3.0	2.0	1200	$1,175	$0.98	4d	1	0.69mi
4434 Armeda Ave Fort Myers, FL	3.0	2.0	1852	$1,740	$0.94	3d	1	0.69mi
3616 Pearl St Unit 4 Fort Myers, FL	2.0	1.5	980	$925	$0.94	22d	1	0.69mi
1775 Glenway Ct Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	0.94mi
3933 E River Dr Fort Myers, FL	3.0	2.0	1468	$3,500	$2.38	24d	1	0.96mi
3870 Calle De Jardin Fort Myers, FL	1.0–3.0	1.0–2.0	952	$1,445	$1.52	24d	1	1.07mi
580 Thomas Ave Fort Myers, FL	2.0	1.0	900	$1,200	$1.33	24d	1	1.07mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$2,656	$2.48	4d	14	1.07mi
3323 Michigan Ave Fort Myers, FL	3.0	2.0	1029	$1,600	$1.55	22d	1	1.15mi
4426 Poinsettia St Fort Myers, FL	3.0	2.0	1815	$1,795	$0.99	4d	1	1.22mi
3233 Edgewood Ave Fort Myers, FL	2.0	1.0	950	$1,595	$1.68	22d	1	1.23mi
4724 Tice St Fort Myers, FL	2.0	1.0	890	$1,100	$1.24	16d	1	1.24mi
2132 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	1.35mi
3165 E Riverside Dr Fort Myers, FL	2.0	1.0–2.0	925	$1,250	$1.35	2d	1	1.36mi
2197 Davis Ct Fort Myers, FL	4.0	2.0	1257	$2,450	$1.95	3d	1	1.39mi
1270 Allen St Unit B Fort Myers, FL	3.0	2.0	1085	$1,700	$1.57	24d	1	1.39mi
2188 Barker Blvd Fort Myers, FL	4.0	2.0	1367	$2,600	$1.90	24d	1	1.41mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	1.48mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	1.48mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	1.48mi
2103 French St Unit 2 Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	24d	1	1.48mi

Listing history 20 events

1. 2026-06-10
   days on market $125,000 Active 87 DOM
2. 2026-06-09
   days on market $125,000 Active 86 DOM
3. 2026-06-07
   days on market $125,000 Active 84 DOM
4. 2026-06-03
   days on market $125,000 Active 80 DOM
5. 2026-06-02
   days on market $125,000 Active 79 DOM
6. 2026-06-01
   days on market $125,000 Active 78 DOM
7. 2026-06-01
   days on market $125,000 Active 77 DOM
8. 2026-05-04
   status Active
9. 2026-04-24
   historical
10. 2026-04-22
    status Active
11. 2026-03-23
    status Pending
12. 2026-03-06
    price $125,000
13. 2026-02-17
    price $155,000
14. 2026-02-03
    listed $170,000 Active
15. 2024-08-14
    soldstatus $142,000
16. 2024-08-13
    soldstatus $142,000 Closed 504-char remark

    Show marketing remark (504 chars)

    INVESTOR SPECIAL! This is an opportunity to obtain a handyman special and turn it into a rental giving you monthly income OR sell which will give you capital for your next project. Home is in need of work/repairs for roof, flooring, windows, and other items. This are of Fort Myers is fast becoming sought after due to the close proximity to the redeveloped River District. It also has quick & easy access to SR80 that takes you all the way to the East Coast, plus it is only a short drive to I-75.

17. 2024-07-25
    status Pending 504-char remark

    Show marketing remark (504 chars)

    INVESTOR SPECIAL! This is an opportunity to obtain a handyman special and turn it into a rental giving you monthly income OR sell which will give you capital for your next project. Home is in need of work/repairs for roof, flooring, windows, and other items. This are of Fort Myers is fast becoming sought after due to the close proximity to the redeveloped River District. It also has quick & easy access to SR80 that takes you all the way to the East Coast, plus it is only a short drive to I-75.

18. 2024-07-13
    listed $125,000 Active 504-char remark

    Show marketing remark (504 chars)

    INVESTOR SPECIAL! This is an opportunity to obtain a handyman special and turn it into a rental giving you monthly income OR sell which will give you capital for your next project. Home is in need of work/repairs for roof, flooring, windows, and other items. This are of Fort Myers is fast becoming sought after due to the close proximity to the redeveloped River District. It also has quick & easy access to SR80 that takes you all the way to the East Coast, plus it is only a short drive to I-75.

19. 1986-06-01
    soldstatus $45,800
20. 1986-06-01
    soldstatus $45,800

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$22/yr (+$2/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $22,157
• − Mortgage interest: −$7,002
• − Property taxes: −$1,016
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,636
• Taxable income: $1,214
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,587/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): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+172.9% since first listed

13 events — show timeline

• 2026-05-04 Relisted — FORTMLS
• 2026-04-24 Listing Removed — FORTMLS
• 2026-04-22 Relisted — FORTMLS
• 2026-03-23 Pending — FORTMLS
• 2026-03-06 Price Changed $125,000 FORTMLS
• 2026-02-17 Price Changed $155,000 FORTMLS
• 2026-02-03 Listed $170,000 FORTMLS
• 2024-08-14 Sold (Public Records) $142,000 Public Records
• 2024-08-13 Sold (MLS) $142,000 FORTMLS
• 2024-07-25 Pending — FORTMLS
• 2024-07-13 Listed $125,000 FORTMLS
• 1986-06-01 Sold (Public Records) $45,800 Public Records
• 1986-06-01 Sold (Public Records) $45,800 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,016 · -57.6% YoY. Source: county tax records.