10720 Ravenna Way #204 · Fort Myers, FL 33913

$267,000

2 bd · 2.0 ba · 1,251 sqft · Condo public records · 43 Days on market

Built 2004 $1022/mo HOA · 24% 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 +22.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +4.3/5.0
• 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

Gorgeous Lake, Golf Course and Clubhouse view make this 2nd floor, 2 bedroom, 2 bath condo one of the Best Views in Pelican Preserve. Come sit out on your large, newly screened (2021) lanai and enjoy your new home. A/C and water heater new in 2017. New Washer in 2020 and New Garbage Disposal in 2021. The eat in kitchen has a large pantry and white cabinetry. Enjoy your days at the Town Center which features 2 outdoor pools and 1 indoor pool and while enjoying your choice of pools have lunch or drinks at Flip Flops bar and grill or dinner at your Full Service Restaurant, Destinations. Pelican Preserve was voted #6 in the nation for 55 and older communities. You may enjoy pickle ball, tennis, outdoor amphitheatre, indoor movie theatre, spa, fitness center, dog parks, softball field, pool, card rooms, craft rooms, workworkng, bingo and so much more. Golf is optional with several membership plans available. Start living your Florida dream today!

Key facts

• Generous pantry
• Ample cabinetry
• Panoramic views

Tags

• ELEVATOR BUILDING
• PRIVATE SCREENED PORCH
• PANORAMIC VIEWS
• AMPLE CABINETRY
• GENEROUS PANTRY
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Part of a 110-unit complex with 22 units in the building; 2 units per floor; building number 3; sub-condo Ravenna
• Financial info: Total annual recurring fees: $13,560; Total one-time fees: $2,810
• HOA & community: Mandatory HOA; Condo management; Quarterly master HOA fee; Quarterly condo fee; Maintenance covers cable, insurance, internet/WiFi, lawn/land maintenance, manager, exterior pest control, sewer, street lights, street maintenance, trash removal, water; Community amenities include pool, spa/hot tub, clubhouse, fitness center, full service spa, restaurant, golf course (non-equity), tennis courts, pickleball, bocce, putting green, basketball, walking/bike paths, dog park, business center, library, theater, fishing pier, lakefront beach, extra storage, hobby room, BBQ/picnic, shopping, underground utilities, sidewalks, streetlights

Exterior

• Parking: 1 assigned covered parking; Detached 1-car carport; Guest parking
• Security: Gated community; Security gate at entrance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential mid-rise (4 stories); Mid Rise (4-7); Built in 2004; Pelican Preserve community; Rear exposure: South; Zero lot line (lot unit 204)
• Construction: Concrete block construction; Handicap accessible; Stucco exterior; Tile roof; Foundation: see remarks
• Exterior features: Pond; Storage; Lakefront; Landscaped area; Water view; Wooded area; Zero lot line; Paved road; Restrictions: see remarks

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator; Refrigerator/Freezer; Refrigerator with icemaker
• Bedrooms: 2 bedrooms; Split bedroom floor plan
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath: see remarks
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; High speed internet available; Pantry; Smoke detectors; Tray ceiling; Walk-in closet; Window coverings; Guest bath; Guest room; Laundry in residence; Screened lanai/porch; Common elevator; Partially furnished
• Laundry & utility: Washer; Dryer; Safe

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $267k.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (0.2% below list).
• Meets the 1% rule at list price ($4k rent vs $267k).
• Recommended offer: $259k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Treeline Elementary School (math 51% / reading 51%, grade C-, #1,043 of 2,144 statewide, top 49%, 1,135 students, 46% FRL); Gateway High School (math 39% / reading 48%, grade F, #248 of 667 statewide, top 38%, 1,981 students, 50% FRL).
• Market conditions: Rents flat; 811 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,208/mo this rent would consume 46% 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 $8k 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 43 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: flood insurance adds $427/mo; HOA is 24% of rent.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,990 (3.0% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.29×
• Total profit: $-53,353
• Equity at exit: $39,811

10-year hold

• IRR: -34.2%
• Equity multiple: -0.14×
• Total profit: $-85,016
• Equity at exit: $23,085

Cash invested: $74,760 (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: 5.3×

Monthly cashflow live

• Estimated rent: $4,208 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$111
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,022
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $-3

Break-even live

Break-even rent $4,213

Max offer price $266,414

Occupancy floor 95%

Sensitivity live

Price	-10% $148	-5% $72	+0% $-3	+5% $-79	+10% $-154
Rent	-10% $-336	-5% $-170	+0% $-3	+5% $163	+10% $329
Rate	-1.0pp $131	-0.5pp $65	base $-3	+0.5pp $-73	+1.0pp $-143

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	0.04mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	0.12mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	0.42mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	24d	1	0.49mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	24d	1	0.51mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	0.51mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	12d	1	0.52mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	0.54mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	0.54mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.65mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.66mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.67mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.67mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	0.70mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	24d	1	0.70mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	0.75mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	24d	1	0.82mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$1,956	$1.90	3d	106	0.85mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	24d	1	0.87mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	24d	1	0.93mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	1.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	1.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	1.02mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	1.04mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	1.14mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	1.16mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	13d	1	1.16mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	24d	1	1.17mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	4d	1	1.18mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,550	$1.22	24d	2	1.18mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	1.20mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	24d	1	1.20mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	24d	1	1.20mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	1.20mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	24d	1	1.21mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	1.21mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	1.21mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	1.22mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	24d	1	1.22mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	24d	1	1.24mi

HOA detail condo

• Monthly dues: $1,022 · $12,264/yr
• Likely covers: watertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-17
   days on market $267,000 Active 43 DOM
2. 2026-06-16
   days on market $267,000 Active 42 DOM
3. 2026-06-15
   days on market $267,000 Active 41 DOM
4. 2026-06-13
   days on market $267,000 Active 39 DOM
5. 2026-06-10
   days on market $267,000 Active 36 DOM
6. 2026-06-09
   days on market $267,000 Active 35 DOM
7. 2026-06-08
   days on market $267,000 Active 34 DOM
8. 2026-06-07
   days on market $267,000 Active 33 DOM
9. 2026-06-03
   days on market $267,000 Active 29 DOM
10. 2026-06-02
    days on market $267,000 Active 28 DOM
11. 2026-06-01
    days on market $267,000 Active 27 DOM
12. 2026-05-31
    days on market $267,000 Active 26 DOM
13. 2026-05-06
    listed $267,000 Active
14. 2021-12-03
    soldstatus $265,000 Sold 955-char remark

    Show marketing remark (955 chars)

    Gorgeous Lake, Golf Course and Clubhouse view make this 2nd floor, 2 bedroom, 2 bath condo one of the Best Views in Pelican Preserve. Come sit out on your large, newly screened (2021) lanai and enjoy your new home. A/C and water heater new in 2017. New Washer in 2020 and New Garbage Disposal in 2021. The eat in kitchen has a large pantry and white cabinetry. Enjoy your days at the Town Center which features 2 outdoor pools and 1 indoor pool and while enjoying your choice of pools have lunch or drinks at Flip Flops bar and grill or dinner at your Full Service Restaurant, Destinations. Pelican Preserve was voted #6 in the nation for 55 and older communities. You may enjoy pickle ball, tennis, outdoor amphitheatre, indoor movie theatre, spa, fitness center, dog parks, softball field, pool, card rooms, craft rooms, workworkng, bingo and so much more. Golf is optional with several membership plans available. Start living your Florida dream today!

15. 2021-12-03
    soldstatus $265,000

    Show marketing remark (955 chars)

    Gorgeous Lake, Golf Course and Clubhouse view make this 2nd floor, 2 bedroom, 2 bath condo one of the Best Views in Pelican Preserve. Come sit out on your large, newly screened (2021) lanai and enjoy your new home. A/C and water heater new in 2017. New Washer in 2020 and New Garbage Disposal in 2021. The eat in kitchen has a large pantry and white cabinetry. Enjoy your days at the Town Center which features 2 outdoor pools and 1 indoor pool and while enjoying your choice of pools have lunch or drinks at Flip Flops bar and grill or dinner at your Full Service Restaurant, Destinations. Pelican Preserve was voted #6 in the nation for 55 and older communities. You may enjoy pickle ball, tennis, outdoor amphitheatre, indoor movie theatre, spa, fitness center, dog parks, softball field, pool, card rooms, craft rooms, workworkng, bingo and so much more. Golf is optional with several membership plans available. Start living your Florida dream today!

16. 2021-11-09
    status Pending 955-char remark

    Show marketing remark (955 chars)

    Gorgeous Lake, Golf Course and Clubhouse view make this 2nd floor, 2 bedroom, 2 bath condo one of the Best Views in Pelican Preserve. Come sit out on your large, newly screened (2021) lanai and enjoy your new home. A/C and water heater new in 2017. New Washer in 2020 and New Garbage Disposal in 2021. The eat in kitchen has a large pantry and white cabinetry. Enjoy your days at the Town Center which features 2 outdoor pools and 1 indoor pool and while enjoying your choice of pools have lunch or drinks at Flip Flops bar and grill or dinner at your Full Service Restaurant, Destinations. Pelican Preserve was voted #6 in the nation for 55 and older communities. You may enjoy pickle ball, tennis, outdoor amphitheatre, indoor movie theatre, spa, fitness center, dog parks, softball field, pool, card rooms, craft rooms, workworkng, bingo and so much more. Golf is optional with several membership plans available. Start living your Florida dream today!

17. 2021-11-04
    listed $250,000 Active 955-char remark

    Show marketing remark (955 chars)

    Gorgeous Lake, Golf Course and Clubhouse view make this 2nd floor, 2 bedroom, 2 bath condo one of the Best Views in Pelican Preserve. Come sit out on your large, newly screened (2021) lanai and enjoy your new home. A/C and water heater new in 2017. New Washer in 2020 and New Garbage Disposal in 2021. The eat in kitchen has a large pantry and white cabinetry. Enjoy your days at the Town Center which features 2 outdoor pools and 1 indoor pool and while enjoying your choice of pools have lunch or drinks at Flip Flops bar and grill or dinner at your Full Service Restaurant, Destinations. Pelican Preserve was voted #6 in the nation for 55 and older communities. You may enjoy pickle ball, tennis, outdoor amphitheatre, indoor movie theatre, spa, fitness center, dog parks, softball field, pool, card rooms, craft rooms, workworkng, bingo and so much more. Golf is optional with several membership plans available. Start living your Florida dream today!

18. 2018-12-12
    soldstatus $175,000
19. 2018-12-07
    soldstatus $175,000 Sold 794-char remark

    Show marketing remark (794 chars)

    Panoramic view of Lake, Golf Course and Club House makes this TURNKEY condo's screened lanai THE BEST VIEW IN PELICAN PRESERVE! This 2 bedroom, 2 bath 1251 sq. ft. condo can be your get away, rental or primary residence. NEW A/C AND HOT WATER HEATER IN 2017. The eat in kitchen has a large pantry and white cabinetry. Everything is here! Just bring your clothes and toothbrush! Enjoy your days at the Town Center. Swim in 2 outdoor and 1 indoor pools or have lunch at Flip Flops bar/grill. There is a full service restaurant, fitness center, dog park, tennis courts, wood shop, craft and hobby rooms, billiard room, theatre, and plenty of activities year round. If golf is your passion the OPTIONAL 27-hole Championship Golf Course is the best value around and has membership options available.

20. 2018-11-20
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Panoramic view of Lake, Golf Course and Club House makes this TURNKEY condo's screened lanai THE BEST VIEW IN PELICAN PRESERVE! This 2 bedroom, 2 bath 1251 sq. ft. condo can be your get away, rental or primary residence. NEW A/C AND HOT WATER HEATER IN 2017. The eat in kitchen has a large pantry and white cabinetry. Everything is here! Just bring your clothes and toothbrush! Enjoy your days at the Town Center. Swim in 2 outdoor and 1 indoor pools or have lunch at Flip Flops bar/grill. There is a full service restaurant, fitness center, dog park, tennis courts, wood shop, craft and hobby rooms, billiard room, theatre, and plenty of activities year round. If golf is your passion the OPTIONAL 27-hole Championship Golf Course is the best value around and has membership options available.

21. 2018-11-12
    status Pending With Contingencies 794-char remark

    Show marketing remark (794 chars)

    Panoramic view of Lake, Golf Course and Club House makes this TURNKEY condo's screened lanai THE BEST VIEW IN PELICAN PRESERVE! This 2 bedroom, 2 bath 1251 sq. ft. condo can be your get away, rental or primary residence. NEW A/C AND HOT WATER HEATER IN 2017. The eat in kitchen has a large pantry and white cabinetry. Everything is here! Just bring your clothes and toothbrush! Enjoy your days at the Town Center. Swim in 2 outdoor and 1 indoor pools or have lunch at Flip Flops bar/grill. There is a full service restaurant, fitness center, dog park, tennis courts, wood shop, craft and hobby rooms, billiard room, theatre, and plenty of activities year round. If golf is your passion the OPTIONAL 27-hole Championship Golf Course is the best value around and has membership options available.

22. 2018-11-07
    listed $184,900 Active 794-char remark

    Show marketing remark (794 chars)

    Panoramic view of Lake, Golf Course and Club House makes this TURNKEY condo's screened lanai THE BEST VIEW IN PELICAN PRESERVE! This 2 bedroom, 2 bath 1251 sq. ft. condo can be your get away, rental or primary residence. NEW A/C AND HOT WATER HEATER IN 2017. The eat in kitchen has a large pantry and white cabinetry. Everything is here! Just bring your clothes and toothbrush! Enjoy your days at the Town Center. Swim in 2 outdoor and 1 indoor pools or have lunch at Flip Flops bar/grill. There is a full service restaurant, fitness center, dog park, tennis courts, wood shop, craft and hobby rooms, billiard room, theatre, and plenty of activities year round. If golf is your passion the OPTIONAL 27-hole Championship Golf Course is the best value around and has membership options available.

23. 2018-11-06
    historical
24. 2018-10-10
    price $184,900
25. 2018-06-01
    status Active
26. 2018-05-25
    status Pending With Contingencies
27. 2018-05-07
    listed $190,000 Active
28. 2011-01-04
    soldstatus $110,000
29. 2010-12-30
    soldstatus $110,000
30. 2010-11-12
    price $115,000
31. 2004-10-22
    soldstatus $158,100

ⓘ 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: $4,416 · $368/mo
• Projected year-2 tax: $4,416 · $368/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $50,501
• − Mortgage interest: −$14,956
• − Property taxes: −$4,416
• − Insurance: −$6,454
• − Repairs & maintenance: −$4,040
• − Management: −$4,040
• − HOA: −$12,264
• − Depreciation: −$7,767
• Taxable loss: −$3,436
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $785/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

+68.9% since first listed

19 events — show timeline

• 2026-05-06 Listed $267,000 BEARMLS
• 2021-12-03 Sold (Public Records) $265,000 Public Records
• 2021-12-03 Sold (MLS) $265,000 NAPLESMLS
• 2021-11-09 Pending — NAPLESMLS
• 2021-11-04 Listed $250,000 NAPLESMLS
• 2018-12-12 Sold (Public Records) $175,000 Public Records
• 2018-12-07 Sold (MLS) $175,000 FORTMLS
• 2018-11-20 Pending — FORTMLS
• 2018-11-12 Pending — FORTMLS
• 2018-11-07 Listed $184,900 FORTMLS
• 2018-11-06 Listing Removed — FORTMLS
• 2018-10-10 Price Changed $184,900 FORTMLS
• 2018-06-01 Relisted — FORTMLS
• 2018-05-25 Pending — FORTMLS
• 2018-05-07 Listed $190,000 FORTMLS
• 2011-01-04 Sold (Public Records) $110,000 Public Records
• 2010-12-30 Sold (MLS) $110,000 FORTMLS
• 2010-11-12 Price Changed $115,000 FORTMLS
• 2004-10-22 Sold (Public Records) $158,100 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,416 · -0.6% YoY. Source: county tax records.