10614 Camarelle Cir N · Fort Myers, FL 33913

$339,000

2 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 121 Days on market

Built 2006 8,712 sqft lot Est $316k · 7% over $662/mo HOA · 14% 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).

• Cash flow +22.3/30.0
• 1% rule +8.7/10.0
• DSCR +7.1/10.0
• Livability +4.3/5.0
• ARV discount +4.2/15.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the peaceful serene preserve view. Turnkey 2 bedrooms 2 Bathroom 2 Car Garage WCI Built Monet model single home with many upgrades. Upgraded kitchen with granite counter top, cherry cabinets, stainless steel appliances & eat in kitchen with RO Filtration system (rented). Large diagonal tile and crown molding throughout, upgraded wooden plank flooring in bedrooms. Master bathroom with king bed and new mattress his/her sinks large walk in closet & step in shower. Pocket sliders lead out from both living room & master bedroom to lanai. Gorgeous guest bedroom with decorative wooden wall and Queen bed with new mattress. Window coverings and Volume Ceiling. Wind resistant lead glass front doors and tinted double pane windows. Security system, NEW ROOF! AC 2019 Water heater 2019 New home dehumidifier 2020 7 New Landscaping. HOA responsible exterior painting being scheduled. Pelican Preserve offers a 70,000 sq ft. Town Center 2 outdoor pools, indoor lap pool & walking track, pickleball tennis golf spa fitness center 2 restaurants sewing & woodworking room billiards room theater, dog park, exercise classes, card rooms, outside amphitheater, nature walk with preserve boardwalk, & more

Key facts

• Cherry cabinets
• Serene preserve view
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• CHERRY CABINETS
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE LANAI
• SERENE PRESERVE VIEW

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with conditions (maximum 2 pets, maximum 50 lbs)
• HOA & community: Homeowners association; Quarterly association fee; Association fee includes internet, legal/accounting, grounds maintenance, pest control, road maintenance, sewer, street lights, security, trash; Community amenities: clubhouse, fitness center, pool, spa/hot tub, billiards/billiard room, media room, library, hobby room, restaurant, guest suites, park, playground, dog park, bike storage, basketball court, bocce court, pickleball, tennis courts, golf course, putting greens, private membership

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking; Garage with opener; Electric vehicle charging station; Handicap accessible parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-story home; Raised foundation; Faces northeast; Resale property
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Screened lanai/porch; Porch; Security/high impact doors; Sprinkler/irrigation system (municipal); Automatic sprinklers; Community pool; Paved road access; Has view; Southwest exposure

Interior

• Kitchen: Cooktop; Electric cooktop; Range; Microwave; Dishwasher; Refrigerator with ice maker; Freezer; Icemaker; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning; Heat pump; Ceiling fans; Humidity control
• Interior features: Cathedral ceilings; Entrance foyer; Eat-in kitchen; Family/Dining room; Living/Dining room; Main level primary bedroom; Bedroom on main level; Split bedroom floorplan; Dual sinks; Separate shower (shower only); Pantry; Walk-in pantry; Walk-in closet(s); Cable TV available; High speed internet available; Furnishing negotiable; Double hung windows; Impact glass windows
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $298k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 24d 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 $4,658/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 $2k of loan paydown is wiped out by about $10k 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 121 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $30k (8%) 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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.37% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $315,666
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10610 Camarelle Cir	0.02mi	2/2.0	1,278 (0%)	2mo	$316,000	$247	98

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-30,900
• Equity at exit: $50,546

10-year hold

• IRR: -4.9%
• Equity multiple: 0.73×
• Total profit: $-25,730
• Equity at exit: $29,311

Cash invested: $94,920 (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: 6.1×

Monthly cashflow live

• Estimated rent: $4,658 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$542 /mo · $6,503/yr
• Insurance: −$141
• HOA: −$662
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $557

Break-even live

Break-even rent $3,953

Max offer price $339,000

Occupancy floor 83%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	23d	1	0.04mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	0.30mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.34mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	0.34mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	11d	1	0.36mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	0.39mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.39mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	0.40mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	23d	1	0.41mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	23d	1	0.41mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	23d	1	0.43mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	23d	1	0.43mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	23d	1	0.45mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	3d	1	0.48mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	23d	1	0.48mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.48mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	23d	1	0.49mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	23d	1	0.50mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	0.51mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	23d	1	0.55mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	23d	1	0.58mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	0.59mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.59mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	0.67mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	0.67mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	0.68mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	0.68mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	0.69mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	23d	1	0.69mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	0.69mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	23d	1	0.72mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	23d	1	0.73mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	0.74mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	23d	1	0.75mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.82mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	0.82mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.83mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	23d	1	0.83mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	0.84mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.85mi

HOA detail

• Monthly dues: $662 · $7,944/yr
• Likely covers: waterlandscapingpoolgymsecurity

Listing history 35 events

1. 2026-06-17
   days on market $339,000 Active 121 DOM
2. 2026-06-16
   days on market $339,000 Active 120 DOM
3. 2026-06-15
   days on market $339,000 Active 119 DOM
4. 2026-06-13
   days on market $339,000 Active 117 DOM
5. 2026-06-10
   days on market $339,000 Active 114 DOM
6. 2026-06-09
   days on market $339,000 Active 113 DOM
7. 2026-06-07
   days on market $339,000 Active 111 DOM
8. 2026-06-02
   days on market $339,000 Active 106 DOM
9. 2026-06-01
   days on market $339,000 Active 105 DOM
10. 2026-06-01
    days on market $339,000 Active 104 DOM
11. 2026-05-18
    price $339,000
12. 2026-04-03
    price $355,000
13. 2026-02-16
    listed $369,000 Active
14. 2021-05-11
    soldstatus $299,500
15. 2021-04-30
    soldstatus $299,500 Closed 1234-char remark

    Show marketing remark (1234 chars)

    Enjoy the peaceful serene preserve view. Turnkey 2 bedrooms 2 Bathroom 2 Car Garage WCI Built Monet model single home with many upgrades. Upgraded kitchen with granite counter top, cherry cabinets, stainless steel appliances & eat in kitchen with RO Filtration system (rented). Large diagonal tile and crown molding throughout, upgraded wooden plank flooring in bedrooms. Master bathroom with king bed and new mattress his/her sinks large walk in closet & step in shower. Pocket sliders lead out from both living room & master bedroom to lanai. Gorgeous guest bedroom with decorative wooden wall and Queen bed with new mattress. Window coverings and Volume Ceiling. Wind resistant lead glass front doors and tinted double pane windows. Security system, NEW ROOF! AC 2019 Water heater 2019 New home dehumidifier 2020 7 New Landscaping. HOA responsible exterior painting being scheduled. Pelican Preserve offers a 70,000 sq ft. Town Center 2 outdoor pools, indoor lap pool & walking track, pickleball tennis golf spa fitness center 2 restaurants sewing & woodworking room billiards room theater, dog park, exercise classes, card rooms, outside amphitheater, nature walk with preserve boardwalk, & more

16. 2021-03-15
    status Pending 1234-char remark

    Show marketing remark (1234 chars)

    Enjoy the peaceful serene preserve view. Turnkey 2 bedrooms 2 Bathroom 2 Car Garage WCI Built Monet model single home with many upgrades. Upgraded kitchen with granite counter top, cherry cabinets, stainless steel appliances & eat in kitchen with RO Filtration system (rented). Large diagonal tile and crown molding throughout, upgraded wooden plank flooring in bedrooms. Master bathroom with king bed and new mattress his/her sinks large walk in closet & step in shower. Pocket sliders lead out from both living room & master bedroom to lanai. Gorgeous guest bedroom with decorative wooden wall and Queen bed with new mattress. Window coverings and Volume Ceiling. Wind resistant lead glass front doors and tinted double pane windows. Security system, NEW ROOF! AC 2019 Water heater 2019 New home dehumidifier 2020 7 New Landscaping. HOA responsible exterior painting being scheduled. Pelican Preserve offers a 70,000 sq ft. Town Center 2 outdoor pools, indoor lap pool & walking track, pickleball tennis golf spa fitness center 2 restaurants sewing & woodworking room billiards room theater, dog park, exercise classes, card rooms, outside amphitheater, nature walk with preserve boardwalk, & more

17. 2021-01-28
    listed $299,500 Active 1234-char remark

    Show marketing remark (1234 chars)

    Enjoy the peaceful serene preserve view. Turnkey 2 bedrooms 2 Bathroom 2 Car Garage WCI Built Monet model single home with many upgrades. Upgraded kitchen with granite counter top, cherry cabinets, stainless steel appliances & eat in kitchen with RO Filtration system (rented). Large diagonal tile and crown molding throughout, upgraded wooden plank flooring in bedrooms. Master bathroom with king bed and new mattress his/her sinks large walk in closet & step in shower. Pocket sliders lead out from both living room & master bedroom to lanai. Gorgeous guest bedroom with decorative wooden wall and Queen bed with new mattress. Window coverings and Volume Ceiling. Wind resistant lead glass front doors and tinted double pane windows. Security system, NEW ROOF! AC 2019 Water heater 2019 New home dehumidifier 2020 7 New Landscaping. HOA responsible exterior painting being scheduled. Pelican Preserve offers a 70,000 sq ft. Town Center 2 outdoor pools, indoor lap pool & walking track, pickleball tennis golf spa fitness center 2 restaurants sewing & woodworking room billiards room theater, dog park, exercise classes, card rooms, outside amphitheater, nature walk with preserve boardwalk, & more

18. 2017-06-30
    soldstatus $215,500 Sold 1088-char remark

    Show marketing remark (1088 chars)

    WHAT A DEAL!!! Best Value in Pelican Preserve for Single Family Home. Refined and relaxing are the words that best define this spectacular Monet Model. As you enter the home, the Leaded Glass Front Door will welcome you. Once in the home, you will see the craftsmanship that went into this home, from the tile floors on the diagonal in all the living areas, cherry kitchen cabinets with granite countertops, stainless steel appliances and Decorative Crown moldings throughout the home. There is a Murphy Bed System in the guest bedroom. This homes comes with added security with complete Impact Glass doors / windows and a security system. Town Center includes: new fitness rooms/equipment, instructors, 3 pools (1 indoor), spas, amphitheater, movie theater, Game & computer rooms, billiards, art/sewing rooms, woodworking shop, 2 restaurants, tennis & pickle ball courts with pro-shop, 27 holes golf - new clubhouse with pro-shop, leagues, entertainment- lawn bowling & bocce, preserve with boardwalk, trails, dog park and fishing pier. Call to schedule your showing.

19. 2017-06-30
    soldstatus $215,500

    Show marketing remark (1088 chars)

    WHAT A DEAL!!! Best Value in Pelican Preserve for Single Family Home. Refined and relaxing are the words that best define this spectacular Monet Model. As you enter the home, the Leaded Glass Front Door will welcome you. Once in the home, you will see the craftsmanship that went into this home, from the tile floors on the diagonal in all the living areas, cherry kitchen cabinets with granite countertops, stainless steel appliances and Decorative Crown moldings throughout the home. There is a Murphy Bed System in the guest bedroom. This homes comes with added security with complete Impact Glass doors / windows and a security system. Town Center includes: new fitness rooms/equipment, instructors, 3 pools (1 indoor), spas, amphitheater, movie theater, Game & computer rooms, billiards, art/sewing rooms, woodworking shop, 2 restaurants, tennis & pickle ball courts with pro-shop, 27 holes golf - new clubhouse with pro-shop, leagues, entertainment- lawn bowling & bocce, preserve with boardwalk, trails, dog park and fishing pier. Call to schedule your showing.

20. 2017-06-22
    status Pending 1088-char remark

    Show marketing remark (1088 chars)

    WHAT A DEAL!!! Best Value in Pelican Preserve for Single Family Home. Refined and relaxing are the words that best define this spectacular Monet Model. As you enter the home, the Leaded Glass Front Door will welcome you. Once in the home, you will see the craftsmanship that went into this home, from the tile floors on the diagonal in all the living areas, cherry kitchen cabinets with granite countertops, stainless steel appliances and Decorative Crown moldings throughout the home. There is a Murphy Bed System in the guest bedroom. This homes comes with added security with complete Impact Glass doors / windows and a security system. Town Center includes: new fitness rooms/equipment, instructors, 3 pools (1 indoor), spas, amphitheater, movie theater, Game & computer rooms, billiards, art/sewing rooms, woodworking shop, 2 restaurants, tennis & pickle ball courts with pro-shop, 27 holes golf - new clubhouse with pro-shop, leagues, entertainment- lawn bowling & bocce, preserve with boardwalk, trails, dog park and fishing pier. Call to schedule your showing.

21. 2017-05-20
    status Pending With Contingencies 1088-char remark

    Show marketing remark (1088 chars)

    WHAT A DEAL!!! Best Value in Pelican Preserve for Single Family Home. Refined and relaxing are the words that best define this spectacular Monet Model. As you enter the home, the Leaded Glass Front Door will welcome you. Once in the home, you will see the craftsmanship that went into this home, from the tile floors on the diagonal in all the living areas, cherry kitchen cabinets with granite countertops, stainless steel appliances and Decorative Crown moldings throughout the home. There is a Murphy Bed System in the guest bedroom. This homes comes with added security with complete Impact Glass doors / windows and a security system. Town Center includes: new fitness rooms/equipment, instructors, 3 pools (1 indoor), spas, amphitheater, movie theater, Game & computer rooms, billiards, art/sewing rooms, woodworking shop, 2 restaurants, tennis & pickle ball courts with pro-shop, 27 holes golf - new clubhouse with pro-shop, leagues, entertainment- lawn bowling & bocce, preserve with boardwalk, trails, dog park and fishing pier. Call to schedule your showing.

22. 2017-04-26
    listed $219,900 Active 1088-char remark

    Show marketing remark (1088 chars)

    WHAT A DEAL!!! Best Value in Pelican Preserve for Single Family Home. Refined and relaxing are the words that best define this spectacular Monet Model. As you enter the home, the Leaded Glass Front Door will welcome you. Once in the home, you will see the craftsmanship that went into this home, from the tile floors on the diagonal in all the living areas, cherry kitchen cabinets with granite countertops, stainless steel appliances and Decorative Crown moldings throughout the home. There is a Murphy Bed System in the guest bedroom. This homes comes with added security with complete Impact Glass doors / windows and a security system. Town Center includes: new fitness rooms/equipment, instructors, 3 pools (1 indoor), spas, amphitheater, movie theater, Game & computer rooms, billiards, art/sewing rooms, woodworking shop, 2 restaurants, tennis & pickle ball courts with pro-shop, 27 holes golf - new clubhouse with pro-shop, leagues, entertainment- lawn bowling & bocce, preserve with boardwalk, trails, dog park and fishing pier. Call to schedule your showing.

23. 2017-04-24
    historical
24. 2017-03-27
    status Active
25. 2017-03-24
    historical
26. 2017-03-22
    price $225,500
27. 2017-03-02
    price $229,900
28. 2016-12-01
    price $234,900
29. 2016-10-24
    listed $239,900 Active
30. 2014-12-23
    soldstatus $199,000
31. 2014-12-22
    price $205,900
32. 2014-12-22
    soldstatus $199,000
33. 2014-11-08
    listed $199,000
34. 2007-11-26
    soldstatus $205,000
35. 2007-10-16
    price $272,786

ⓘ 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: $6,503 · $542/mo
• Projected year-2 tax: $6,503 · $542/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $55,902
• − Mortgage interest: −$18,989
• − Property taxes: −$6,503
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,472
• − Management: −$4,472
• − HOA: −$7,944
• − Depreciation: −$9,862
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $6,216/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

+24.3% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $339,000 FORTMLS
• 2026-04-03 Price Changed $355,000 FORTMLS
• 2026-02-16 Listed $369,000 FORTMLS
• 2021-05-11 Sold (Public Records) $299,500 Public Records
• 2021-04-30 Sold (MLS) $299,500 FORTMLS
• 2021-03-15 Pending — FORTMLS
• 2021-01-28 Listed $299,500 FORTMLS
• 2017-06-30 Sold (Public Records) $215,500 Public Records
• 2017-06-30 Sold (MLS) $215,500 FORTMLS
• 2017-06-22 Pending — FORTMLS
• 2017-05-20 Pending — FORTMLS
• 2017-04-26 Listed $219,900 FORTMLS
• 2017-04-24 Listing Removed — FORTMLS
• 2017-03-27 Relisted — FORTMLS
• 2017-03-24 Listing Removed — FORTMLS
• 2017-03-22 Price Changed $225,500 FORTMLS
• 2017-03-02 Price Changed $229,900 FORTMLS
• 2016-12-01 Price Changed $234,900 FORTMLS
• 2016-10-24 Listed $239,900 FORTMLS
• 2014-12-23 Sold (Public Records) $199,000 Public Records
• 2014-12-22 Sold (MLS) $199,000 FORTMLS
• 2014-12-22 Price Changed $205,900 FORTMLS
• 2014-11-08 Listed $199,000 FORTMLS
• 2007-11-26 Sold (MLS) $205,000 FORTMLS
• 2007-10-16 Price Changed $272,786 FORTMLS

Property tax history

+6.1%/yr

Latest (2025): $6,503 · +11.1% YoY. Source: county tax records.