10115 Colonial Country Club Blvd #2103 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.3/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$178,900
10115 Colonial Country Club Blvd #2103 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,309 sqft · Condo
public records
· 104 Days on market
Built 2004
$137/sqft
· 34% below area
Est $275k · 35% under
$908/mo HOA · 22% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
WELCOME HOME !! Brand NEW HVAC, NEW Carpet in Bedrooms and on Stairs, Freshly Painted! Enjoy resort style living in this 2 Bedroom, 2 Bath, 2nd Floor condo with a beautiful sunrise and lake view. This bright and spacious home has soaring ceilings, windowed Eat-In Kitchen and tile in the living areas. There are Wood Cabinets throughout and Granite Counters. NEW ROOF in 2025. Exterior Building Painting scheduled for August 2026 (no assessment).
Key facts
- New carpet
- New hvac
- Freshly painted
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $179k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $617 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $179k).
- Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
- Cap rate 13.3% vs local median 2.8% 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
- Market conditions: Rents flat; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,199/mo this rent would consume 46% of the median local household income ($110k/yr) — 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 $1k of loan paydown is wiped out by about $5k 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 104 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 6y 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 22% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$162,799
(9.0% below list)
Questions for the listing agent
- It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.35% ✓
- Cap rate
- 13.30%
- Cash-on-cash
- 25.01%
- DSCR
- 2.11
- GRM
- 3.6
CMA / ARV
- ARV (median comp)
- $274,540
- List price
- $178,900
- Delta
- -34.84%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10109 Colonial Country Club Blvd #2401 | 0.10mi | 2/2.0 | 1,331 (+2%) | 2mo | $230,000 | $173 | 91 |
| 10125 Colonial Country Club Blvd #1701 | 0.13mi | 2/2.0 | 1,331 (+2%) | 1mo | $217,000 | $163 | 90 |
| 11104 Yellow Poplar Dr | 0.29mi | 3/2.0 (+1) | 1,283 (-2%) | 0mo | $300,000 | $234 | 78 |
| 9653 Hemingway Ln #3310 | 0.51mi | 2/2.0 | 1,422 (+9%) | 0mo | $210,000 | $148 | 62 |
| 10970 Glenhurst St | 1.36mi | 2/2.0 | 1,272 (-3%) | 2mo | $320,000 | $252 | 59 |
| 10894 Glenhurst St | 1.32mi | 2/2.0 | 1,355 (+4%) | 1mo | $357,000 | $263 | 58 |
| 10751 Palazzo Way #102 | 0.73mi | 2/2.0 | 1,242 (-5%) | 1mo | $245,000 | $197 | 57 |
| 10530 Amiata Way #405 | 1.08mi | 2/2.0 | 1,245 (-5%) | 0mo | $220,000 | $177 | 56 |
| 10032 Oakhurst Way | 1.03mi | 2/2.0 | 1,515 (+16%) | 0mo | $460,000 | $304 | 40 |
| 11217 Suffield St | 0.90mi | 2/2.0 | 1,540 (+18%) | 2mo | $350,000 | $227 | 38 |
| 10083 Oakhurst Way | 1.21mi | 3/2.0 (+1) | 1,505 (+15%) | 0mo | $455,000 | $302 | 35 |
| 10053 Oakhurst Way | 1.13mi | 3/2.0 (+1) | 1,505 (+15%) | 1mo | $430,000 | $286 | 34 |
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
- 0.3%
- Equity multiple
- 1.01×
- Total profit
- $471
- Equity at exit
- $26,675
10-year hold
- IRR
- 4.4%
- Equity multiple
- 1.26×
- Total profit
- $12,810
- Equity at exit
- $15,468
Cash invested: $50,092 (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.
Active competition Active MLS
- For sale now
- 4 active · 6 under contract
- Median asking
- $277,450 ($212/sqft)
- Median days on market
- 146 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -1.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 3.6×
Monthly cashflow live
↻
- Estimated rent
- $4,199 high interval (Pro) →
- Mortgage (P&I)
- −$938
- Tax from tax record
- −$352 /mo · $4,228/yr
- Insurance
- −$75
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$908
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$882
- Net cashflow
- $617
Break-even live
Break-even rent
$3,417
Max offer price
$178,900
Occupancy floor
80%
Sensitivity live
| Price | -10% $719 | -5% $668 | +0% $617 | +5% $567 | +10% $516 |
|---|---|---|---|---|---|
| Rent | -10% $286 | -5% $452 | +0% $617 | +5% $783 | +10% $949 |
| Rate | -1.0pp $708 | -0.5pp $663 | base $617 | +0.5pp $571 | +1.0pp $524 |
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
- $44,725
- Closing costs
- $5,367
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.03mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.03mi |
| 10112 Colonial Country Club Blvd #209 Fort Myers, FL | 2.0 | 2.0 | 1530 | $5,000 | $3.27 | 119d | 1 | 0.05mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.09mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.11mi |
| 10121 Colonial Country Club Blvd #1802 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,800 | $3.14 | 99d | 1 | 0.13mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 65d | 1 | 0.13mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 119d | 1 | 0.13mi |
| 10020 Horse Creek Rd Fort Myers, FL | 2.0 | 2.0 | 1692 | $2,500 | $1.48 | 119d | 1 | 0.14mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.16mi |
| 10128 Colonial Country Club Blvd #602 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,600 | $3.01 | 119d | 1 | 0.19mi |
| 10130 Colonial Country Club Blvd #707 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,900 | $4.39 | 119d | 1 | 0.22mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 111d | 1 | 0.23mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 119d | 1 | 0.23mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 87d | 1 | 0.30mi |
| 11012 Mill Creek Way #2205 Fort Myers, FL | 2.0 | 2.0 | 1749 | $5,500 | $3.14 | 119d | 1 | 0.32mi |
| 11041 Iron Horse Way Fort Myers, FL | 2.0 | 2.0 | 1692 | $4,000 | $2.36 | 119d | 1 | 0.32mi |
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 119d | 1 | 0.34mi |
| 10139 Colonial Country Club Blvd #1010 Fort Myers, FL | 2.0 | 2.0 | 1331 | $5,000 | $3.76 | 9d | 1 | 0.35mi |
| 10139 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1223 | $4,750 | $3.88 | 6d | 2 | 0.35mi |
| 11011 Mill Creek Way #1306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 76d | 1 | 0.36mi |
| 11011 Mill Creek Way #1307 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,000 | $3.63 | 119d | 1 | 0.36mi |
| 10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL | 3.0 | 2.0 | 1571 | $4,526 | $2.88 | 111d | 1 | 0.39mi |
| 9918 Horse Creek Rd Fort Myers, FL | 3.0 | 2.0 | 1510 | $2,200 | $1.46 | 119d | 1 | 0.42mi |
| 11004 Mill Creek Way #1905 Fort Myers, FL | 3.0 | 2.0 | 1857 | $2,300 | $1.24 | 9d | 1 | 0.43mi |
| 9667 Hemingway Ln Unit 3107 Fort Myers, FL | 2.0 | 2.0 | 1209 | $4,900 | $4.05 | 119d | 1 | 0.49mi |
| 9661 Hemingway Ln #3207 Fort Myers, FL | 2.0 | 2.0 | 1300 | $3,900 | $3.00 | 99d | 1 | 0.49mi |
| 9639 Hemingway Ln #3505 Fort Myers, FL | 2.0 | 2.0 | 1234 | $4,800 | $3.89 | 119d | 1 | 0.51mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $6,500 | $3.57 | 119d | 1 | 0.53mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $5,500 | $3.02 | 9d | 1 | 0.53mi |
| 9582 Hemingway Ln #3402 Fort Myers, FL | 2.0 | 2.0 | 1382 | $5,500 | $3.98 | 119d | 1 | 0.65mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 117d | 1 | 0.65mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 119d | 1 | 0.65mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 110d | 1 | 0.65mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 119d | 1 | 0.66mi |
| 10518 Avila Cir Fort Myers, FL | 2.0 | 2.0 | 1466 | $6,500 | $4.43 | 99d | 1 | 0.66mi |
| 10711 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,600 | $2.07 | 0d | 2 | 0.67mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 7d | 1 | 0.68mi |
| 10006 Sky View Way #203 Fort Myers, FL | 3.0 | 2.0 | 1456 | $2,700 | $1.85 | 92d | 1 | 0.72mi |
| 10751 Palazzo Way #103 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,000 | $4.05 | 119d | 1 | 0.72mi |
Property features AI
Finance
- Other
- Part of a community with approximately 1,699 units
- Financial info
- Land lease expires 2026-06-01Pets allowed with conditions (maximum 2; restrictions on aggressive breeds)
- HOA & community
- Homeowners association (annual fee; quarterly option available)Association fees include management, insurance, legal/accounting, grounds maintenance, pest control, reserve fund, sewer and waterCommunity amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce court, putting greens, golf course, restaurant, barbecue/picnic area, business center, library, storage, management
Exterior
- Parking
- Assigned covered parkingDeeded parkingGuest parkingPaved parkingDetached carport (1 space)
- Security
- Gated community with guardSecurity gateSecurity guardSmoke detector(s)
- Utilities
- Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesIrrigation included in assessmentReclaimed water available
- Home design
- Single-storyEntry level: 2Resale propertyFaces westCondominium or community property (multi-unit community)
- Construction
- Block, concrete and stucco constructionTile roof
- Exterior features
- Lanai, porch and screened porchSprinkler/Irrigation systemShutters (manual)Community poolLakefrontEast exposureHas viewSprinklers automatic
Interior
- Kitchen
- MicrowaveSelf-cleaning ovenDishwasherRefrigeratorFreezerPantryEat-in kitchenBreakfast bar
- Bedrooms
- Guest quarters
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsShower onlySeparate showerDual sinks
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fan(s)
- Interior features
- Breakfast barBuilt-in featuresCloset cabinetryDual sinksEntrance foyerEat-in kitchenHigh ceilingsLiving/Dining roomPantryShower onlySeparate showerCable TVWalk-in closet(s)Split bedroomsSingle hung and sliding windowsUnfurnished
- Laundry & utility
- Washer and dryer inside
HOA detail $908/mo · $10,896/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $178,900 Active 104 DOM
-
2026-09-22days on market $178,900 Active 103 DOM
-
2026-09-21days on market $178,900 Active 102 DOM
-
2026-09-18days on market $178,900 Active 99 DOM
-
2026-09-17days on market $178,900 Active 98 DOM
-
2026-09-16days on market $178,900 Active 97 DOM
-
2026-09-14days on market $178,900 Active 95 DOM
-
2026-09-13days on market $178,900 Active 94 DOM
-
2026-09-12days on market $178,900 Active 93 DOM
-
2026-09-11days on market $178,900 Active 92 DOM
-
2026-09-05days on market $178,900 Active 86 DOM
-
2026-09-04days on market $178,900 Active 85 DOM
-
2026-09-03days on market $178,900 Active 84 DOM
-
2026-08-31days on market $178,900 Active 81 DOM
-
2026-08-28days on market $178,900 Active 78 DOM
-
2026-08-26days on market $178,900 Active 76 DOM
-
2026-08-25days on market $178,900 Active 75 DOM
-
2026-08-24days on market $178,900 Active 74 DOM
-
2026-08-23days on market $178,900 Active 73 DOM
-
2026-08-22days on market $178,900 Active 72 DOM
-
2026-08-21days on market $178,900 Active 71 DOM
-
2026-08-20days on market $178,900 Active 70 DOM
-
2026-08-19days on market $178,900 Active 69 DOM
-
2026-08-18days on market $178,900 Active 68 DOM
-
2026-08-16days on market $178,900 Active 66 DOM
-
2026-08-15days on market $178,900 Active 65 DOM
-
2026-08-13days on market $178,900 Active 63 DOM
-
2026-08-12days on market $178,900 Active 62 DOM
-
2026-08-11days on market $178,900 Active 61 DOM
-
2026-08-10days on market $178,900 Active 60 DOM
-
2026-08-09days on market $178,900 Active 59 DOM
-
2026-08-08days on market $178,900 Active 58 DOM
-
2026-08-07days on market $178,900 Active 57 DOM
-
2026-08-06days on market $178,900 Active 56 DOM
-
2026-08-05days on market $178,900 Active 55 DOM
-
2026-08-04days on market $178,900 Active 54 DOM
-
2026-08-03days on market $178,900 Active 53 DOM
-
2026-07-31days on market $178,900 Active 50 DOM
-
2026-07-30days on market $178,900 Active 48 DOM
-
2026-07-28days on market $178,900 Active 47 DOM
-
2026-07-26days on market $178,900 Active 45 DOM
-
2026-07-24days on market $178,900 Active 43 DOM
-
2026-07-23days on market $178,900 Active 42 DOM
-
2026-07-22days on market $178,900 Active 41 DOM
-
2026-07-21days on market $178,900 Active 40 DOM
-
2026-07-18days on market $178,900 Active 37 DOM
-
2026-07-18days on market $178,900 Active 36 DOM
-
2026-07-16days on market $178,900 Active 35 DOM
-
2026-07-15days on market $178,900 Active 34 DOM
-
2026-07-14days on market $178,900 Active 33 DOM
ⓘ 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
- $4,228 · $352/mo
- Projected year-2 tax
- $4,228 · $352/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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $50,386
- − Mortgage interest
- −$10,021
- − Property taxes
- −$4,228
- − Insurance
- −$6,013
- − Repairs & maintenance
- −$4,031
- − Management
- −$4,031
- − HOA
- −$10,896
- − Depreciation
- −$5,204
- Taxable income
- $5,961
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,431
- After-tax cash flow
- $5,979/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.
Condition & rehab AI · 9 photos
80/100
Cosmetic rehab
Est. rehab $6,545–$19,635 screening
This 2-bedroom, 2-bath townhouse in a gated community offers a good condition with fresh paint and new HVAC. The property is move-in ready with a beautiful lake view and resort-style amenities.
Components & finishes AI
Roof tile · good
Flooring tile
Counters granite
Appliances white
HVAC central · new lt5
Value-add opportunities
- Both Painting the exterior building — Enhances curb appeal and property value ↑
- Both Landscaping improvements — Enhances curb appeal and property value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 43/100
Zoned Schools
Elementary
Bayshore Elementary School
C
FL #936/2,144
Nat'l #10,700/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
|
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| Insurance | 2 | $17B |
|
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| Retail | 1 | $60B |
|
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
+15.5% since first listed7 events — show timeline
- 2026-06-11 Listing Removed — FORTMLS
- 2026-06-11 Listed $178,900 FORTMLS
- 2026-03-24 Price Changed $178,900 FORTMLS
- 2026-03-03 Price Changed $179,900 FORTMLS
- 2026-01-25 Listed $189,900 FORTMLS
- 2020-04-20 Listing Removed — NAPLESMLS
- 2020-03-18 Listed $154,900 NAPLESMLS
Property tax history
+7.4%/yrLatest (2025): $4,228 · +1.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…