250 Yuma Trl · Fort Myers Beach, FL 33931

$126,997

2 bd · 2.0 ba · 960 sqft · SingleFamily · 298 Days on market

55+ age-restricted Built 2007 Good condition $132/sqft · 53% below area

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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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

250 Yuma Trail Beautiful home for sale by owner. located in Sun Resorts & Residences Fort Myers Beach Florida a 55+ pet-friendly resort community near Ft. Myers Beach, ( just 2.5 miles away, 5 miles to Sanibel Island ). This completely , remodeled home built to Florida building codes, 2-bedroom, 2-bath , the open-concept layout offers a spacious feel, featuring 9-foot ceilings, new waterproof flooring, and elegant crown molding throughout. 3 new zoned mini split AC/ Heat pump units with WiFi connectivity, this home truly has it all. The modern kitchen island is ideal for entertaining, while the floor-to-ceiling ceramic tile showers and updated fixtures add a touch of luxury.

Key facts

• Tiled showers
• Storage shed
• Zoned mini split ac

Tags

• REMODELED HOME
• ZONED MINI SPLIT AC
• KITCHEN ISLAND
• TILED SHOWERS
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 0.4% in Fort Myers Beach — 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 69/100 on livability (#489 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: 1034 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $878 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,757 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $269,126
• List price: $126,997
• Delta: -52.81%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16580 Ginger Ln #3247	0.47mi	2/2.0	982 (+2%)	17mo	$185,000	$188	60
11330 Linda Loma Dr	0.57mi	2/2.0	1,070 (+12%)	1mo	$270,000	$252	53
11310 Heidi Lee Ln	0.65mi	2/2.0	1,029 (+7%)	17mo	$293,000	$285	44
16780 Carmen Ave	0.46mi	2/2.0	1,091 (+14%)	17mo	$310,000	$284	41
16800 Ginger Ln #3032	0.31mi	2/2.0	819 (-15%)	24mo	$216,000	$264	41
16791 Juanita Ave	0.64mi	2/2.0	894 (-7%)	24mo	$110,000	$123	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $35,463
• Equity at exit: $18,936

10-year hold

• IRR: 32.1%
• Equity multiple: 3.90×
• Total profit: $103,138
• Equity at exit: $10,980

Cash invested: $35,559 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $249,000 ($241/sqft)
• Median days on market: 76 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +16.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33931

• Home prices YoY: -18.8%
• Active inventory: 1034
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $879

Break-even live

Break-even rent $1,111

Max offer price $126,997

Occupancy floor 55%

Sensitivity live

Price	-10% $967	-5% $923	+0% $879	+5% $836	+10% $792
Rent	-10% $704	-5% $792	+0% $879	+5% $967	+10% $1,055
Rate	-1.0pp $943	-0.5pp $912	base $879	+0.5pp $846	+1.0pp $813

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: $31,749
• Closing costs: $3,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11060 Caravel Cir #105 Fort Myers, FL	1.0	1.5	786	$1,400	$1.78	7d	1	0.20mi
17340 San Carlos Blvd Fort Myers Beach, FL	2.0	2.0	1230	$2,500	$2.03	85d	1	0.21mi
11110 Caravel Cir #201 Fort Myers, FL	2.0	2.0	1050	$3,500	$3.33	119d	1	0.25mi
11110 Caravel Cir #101 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	9d	1	0.25mi
17220 Whitewater Ct Fort Myers Beach, FL	2.0	1.5	1103	$1,800	$1.63	119d	1	0.28mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	119d	1	0.29mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	9d	1	0.29mi
11220 Caravel Cir #306 Fort Myers, FL	1.0	1.5	836	$2,500	$2.99	119d	1	0.41mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	119d	1	0.43mi
16910 Carmen Ave Unit 16912 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	9d	1	0.43mi
16910 Carmen Ave Unit 16920 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	87d	1	0.43mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	119d	1	0.43mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	99d	1	0.43mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	117d	1	0.44mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,700	$4.32	119d	2	0.45mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,900	$4.51	9d	2	0.45mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$3,300	$3.03	85d	2	0.45mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	99d	1	0.46mi
11461 Char Ann Dr Unit B Fort Myers, FL	3.0	2.0	900	$1,499	$1.67	6d	1	0.46mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	119d	1	0.48mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	99d	1	0.50mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	99d	1	0.50mi
11300 Caravel Cir #210 Fort Myers, FL	2.0	2.0	1044	$4,000	$3.83	9d	1	0.50mi
11410 Char Ann Dr Unit 2 Fort Myers, FL	1.0	1.0	700	$1,300	$1.86	9d	1	0.55mi
11861 Caraway Ln #116 Fort Myers, FL	2.0	2.0	1056	$1,975	$1.87	88d	1	0.56mi
11941 Caraway Ln #89 Fort Myers, FL	2.0	2.0	932	$4,000	$4.29	9d	1	0.57mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,575	$2.02	9d	1	0.60mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	119d	1	0.62mi
16841 Juanita Ave Unit D Fort Myers, FL	2.0	1.0	840	$1,695	$2.02	5d	1	0.62mi
16520 San Carlos Blvd Fort Myers, FL	2.0	2.0	1050	$1,612	$1.53	9d	3	0.63mi
12601 Kelly Sands Way Fort Myers, FL	2.0	2.0	1109	$4,050	$3.65	9d	2	0.67mi
12581 Kelly Sands Way #522 Fort Myers, FL	2.0	2.0	1069	$4,750	$4.44	9d	1	0.69mi
11460 Summerwinds Ct Fort Myers, FL	2.0	1.0	912	$1,699	$1.86	117d	1	0.70mi
11389 Summerwinds Ct Fort Myers, FL	2.0	1.0	927	$1,599	$1.72	117d	1	0.71mi
12621 Kelly Sands Way #305 Fort Myers, FL	2.0	2.0	1106	$5,000	$4.52	9d	1	0.71mi
12621 Kelly Sands Way #305 Fort Myers, FL	2.0	2.0	1106	$5,000	$4.52	119d	1	0.71mi
12641 Kelly Sands Way #225 Fort Myers, FL	2.0	2.0	1069	$5,000	$4.68	119d	1	0.75mi
12641 Kelly Sands Way #225 Fort Myers, FL	2.0	2.0	1069	$5,000	$4.68	9d	1	0.75mi
11298 Summerwinds Ct Fort Myers, FL	2.0	1.0	861	$1,599	$1.86	117d	1	0.77mi
11262 Summerwinds Ct Fort Myers, FL	2.0	1.0	1049	$1,699	$1.62	117d	1	0.80mi

Listing history 50 events

1. 2026-09-24
   days on market $126,997 Active 298 DOM
2. 2026-09-23
   days on market $126,997 Active 297 DOM
3. 2026-09-22
   days on market $126,997 Active 296 DOM
4. 2026-09-21
   days on market $126,997 Active 295 DOM
5. 2026-09-17
   days on market $126,997 Active 291 DOM
6. 2026-09-13
   days on market $126,997 Active 287 DOM
7. 2026-09-13
   days on market $126,997 Active 286 DOM
8. 2026-09-11
   days on market $126,997 Active 285 DOM
9. 2026-09-05
   days on market $126,997 Active 279 DOM
10. 2026-09-04
    days on market $126,997 Active 278 DOM
11. 2026-08-31
    days on market $126,997 Active 274 DOM
12. 2026-08-28
    days on market $126,997 Active 271 DOM
13. 2026-08-26
    days on market $126,997 Active 269 DOM
14. 2026-08-24
    days on market $126,997 Active 267 DOM
15. 2026-08-23
    days on market $126,997 Active 266 DOM
16. 2026-08-21
    days on market $126,997 Active 264 DOM
17. 2026-08-20
    days on market $126,997 Active 263 DOM
18. 2026-08-19
    days on market $126,997 Active 262 DOM
19. 2026-08-18
    days on market $126,997 Active 261 DOM
20. 2026-08-16
    days on market $126,997 Active 259 DOM
21. 2026-08-15
    days on market $126,997 Active 258 DOM
22. 2026-08-13
    days on market $126,997 Active 256 DOM
23. 2026-08-09
    days on market $126,997 Active 252 DOM
24. 2026-08-06
    days on market $126,997 Active 249 DOM
25. 2026-08-05
    days on market $126,997 Active 248 DOM
26. 2026-07-26
    days on market $126,997 Active 238 DOM
27. 2026-07-24
    days on market $126,997 Active 236 DOM
28. 2026-07-23
    days on market $126,997 Active 235 DOM
29. 2026-07-22
    days on market $126,997 Active 234 DOM
30. 2026-07-21
    days on market $126,997 Active 233 DOM
31. 2026-07-18
    days on market $126,997 Active 230 DOM
32. 2026-07-18
    days on market $126,997 Active 229 DOM
33. 2026-07-16
    days on market $126,997 Active 228 DOM
34. 2026-07-15
    days on market $126,997 Active 227 DOM
35. 2026-07-13
    days on market $126,997 Active 225 DOM
36. 2026-07-13
    days on market $126,997 Active 224 DOM
37. 2026-07-12
    days on market $126,997 Active 223 DOM
38. 2026-07-10
    days on market $126,997 Active 222 DOM
39. 2026-07-10
    days on market $126,997 Active 221 DOM
40. 2026-07-07
    days on market $126,997 Active 219 DOM
41. 2026-07-06
    days on market $126,997 Active 218 DOM
42. 2026-07-05
    days on market $126,997 Active 217 DOM
43. 2026-07-02
    days on market $126,997 Active 214 DOM
44. 2026-07-01
    days on market $126,997 Active 213 DOM
45. 2026-06-30
    days on market $126,997 Active 212 DOM
46. 2026-06-29
    days on market $126,997 Active 211 DOM
47. 2026-06-28
    days on market $126,997 Active 210 DOM
48. 2026-06-25
    days on market $126,997 Active 206 DOM
49. 2026-06-22
    days on market $126,997 Active 203 DOM
50. 2026-06-17
    days on market $126,997 Active 199 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,689
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$3,694
• Taxable income: $9,071
• Est. tax owed @ 24.0%: −$2,177
• After-tax cash flow: $8,376/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

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This completely remodeled home in a 55+ pet-friendly resort community near Fort Myers Beach and Sanibel Island offers a spacious and modern living experience with a good condition and minimal repairs needed.

Value-add opportunities

• Both Beachfront location — The property is located near Fort Myers Beach and Sanibel Island, making it a desirable location for both resale and rental. ↑
• Both Modern kitchen and bathroom — The modern kitchen and bathroom add value to the property and make it more appealing to potential buyers and renters. ↑
• Both New HVAC system — The new mini split AC/Heat pump units with WiFi connectivity improve the comfort and energy efficiency of the property, making it more attractive to buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can increase the property's curb appeal and make it more appealing to potential buyers and renters. ↑
• Both Beachfront location — The property's location near Fort Myers Beach and Sanibel Island makes it a desirable location for both resale and rental, as it offers easy access to beach activities and amenities. ↑

ⓘ 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.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Rayma C. Page Elementary School A FL #281/2,144 Nat'l #2,730/41,679 Middle Cypress Lake Middle School B+ FL #116/571 Nat'l #1,503/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

C Composite livability gradescore 69/100

Livability — Fort Myers Beach

• Score: 69/100
• State rank: #489
• US rank: #8995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 871,946 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 8,350
• Household income: $79,018
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 5% Portuguese 3% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

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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: ▼ -194.12%
• Current HPI: 837.37
• Rent YoY: —
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

1 event — show timeline

• 2025-11-30 Listed $126,997 ForSaleByOwner.com