250 Yuma Trl · Fort Myers Beach, FL 33931

$126,997

2 bd · 2.0 ba · 960 sqft · SingleFamily · 343 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
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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 $480 ($6k/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 10.8% vs local median 0.2% 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: 1137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 343 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 343 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: 1.35% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $269,173
• List price: $126,997
• Delta: -52.82%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 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%)	19mo	$185,000	$188	58
11330 Linda Loma Dr	0.57mi	2/2.0	1,070 (+12%)	2mo	$270,000	$252	52
11310 Heidi Lee Ln	0.65mi	2/2.0	1,029 (+7%)	18mo	$293,000	$285	43
16780 Carmen Ave	0.46mi	2/2.0	1,091 (+14%)	19mo	$310,000	$284	40
16540 Ginger Ln #3199	0.53mi	2/2.0	1,112 (+16%)	19mo	$220,000	$198	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,038
• Equity at exit: $18,936

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $48,238
• 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: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $274,000 ($312/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.3% vs 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: 1137
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $480

Break-even live

Break-even rent $1,111

Max offer price $126,997

Occupancy floor 67%

Sensitivity live

Price	-10% $568	-5% $524	+0% $480	+5% $436	+10% $393
Rent	-10% $345	-5% $412	+0% $480	+5% $548	+10% $616
Rate	-1.0pp $544	-0.5pp $513	base $480	+0.5pp $447	+1.0pp $414

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	10d	1	0.20mi
11110 Caravel Cir #201 Fort Myers, FL	2.0	2.0	1050	$3,500	$3.33	164d	1	0.25mi
11110 Caravel Cir #101 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	6d	1	0.25mi
11110 Caravel Cir #101 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	10d	1	0.25mi
17220 Whitewater Ct Fort Myers Beach, FL	2.0	1.5	1103	$1,800	$1.63	10d	1	0.28mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	55d	1	0.29mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	164d	1	0.29mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	10d	1	0.29mi
11220 Caravel Cir #306 Fort Myers, FL	1.0	1.5	836	$2,500	$2.99	164d	1	0.41mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	164d	1	0.43mi
16910 Carmen Ave Unit 16920 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	133d	1	0.43mi
16910 Carmen Ave Unit 16912 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	55d	1	0.43mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	164d	1	0.43mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	144d	1	0.43mi
730 Chippewa Trl Fort Myers Beach, FL	2.0	2.0	1000	$1,600	$1.60	10d	1	0.44mi
730 Chippewa Trl Fort Myers Beach, FL	2.0	2.0	1000	$1,600	$1.60	6d	1	0.44mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	162d	1	0.44mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$3,300	$3.03	130d	2	0.45mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$5,150	$4.74	6d	2	0.45mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,700	$4.32	164d	2	0.45mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	29d	1	0.46mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	10d	1	0.46mi
11464 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	28d	1	0.46mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	38d	1	0.46mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	144d	1	0.46mi
11464 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	10d	1	0.46mi
11461 Char Ann Dr Unit B Fort Myers, FL	3.0	2.0	900	$1,400	$1.56	10d	1	0.46mi
11250 Caravel Cir #302 Fort Myers, FL	2.0	2.0	1050	$4,000	$3.81	9d	1	0.47mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	10d	1	0.48mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	164d	1	0.48mi
11430 Kimble Dr Unit 11432 Fort Myers, FL	1.0	1.0	650	$1,300	$2.00	10d	1	0.50mi
11430 Kimble Dr Unit 11432 back Fort Myers, FL	1.0	1.0	650	$1,300	$2.00	24d	1	0.50mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	144d	1	0.50mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	144d	1	0.50mi
11300 Caravel Cir #210 Fort Myers, FL	2.0	2.0	1044	$4,000	$3.83	10d	1	0.50mi
11410 Char Ann Dr Unit 2 Fort Myers, FL	1.0	1.0	700	$1,300	$1.86	10d	1	0.55mi
11861 Caraway Ln #116 Fort Myers, FL	2.0	2.0	1056	$1,975	$1.87	133d	1	0.56mi
11401 Char Ann Dr #403 Fort Myers, FL	2.0	1.0	947	$1,600	$1.69	2d	1	0.56mi
11941 Caraway Ln #89 Fort Myers, FL	2.0	2.0	932	$4,000	$4.29	55d	1	0.57mi
11941 Caraway Ln #89 Fort Myers, FL	2.0	2.0	932	$4,000	$4.29	10d	1	0.57mi

Listing history 50 events

1. 2026-11-08
   days on market $126,997 Active 343 DOM
2. 2026-11-07
   days on market $126,997 Active 342 DOM
3. 2026-11-06
   days on market $126,997 Active 341 DOM
4. 2026-11-05
   days on market $126,997 Active 340 DOM
5. 2026-11-04
   days on market $126,997 Active 339 DOM
6. 2026-11-01
   days on market $126,997 Active 336 DOM
7. 2026-11-01
   days on market $126,997 Active 335 DOM
8. 2026-10-30
   days on market $126,997 Active 334 DOM
9. 2026-10-29
   days on market $126,997 Active 333 DOM
10. 2026-10-28
    days on market $126,997 Active 332 DOM
11. 2026-10-27
    days on market $126,997 Active 331 DOM
12. 2026-10-26
    days on market $126,997 Active 330 DOM
13. 2026-10-26
    days on market $126,997 Active 329 DOM
14. 2026-10-23
    days on market $126,997 Active 327 DOM
15. 2026-10-22
    days on market $126,997 Active 326 DOM
16. 2026-10-21
    days on market $126,997 Active 325 DOM
17. 2026-10-20
    days on market $126,997 Active 324 DOM
18. 2026-10-19
    days on market $126,997 Active 323 DOM
19. 2026-10-18
    days on market $126,997 Active 322 DOM
20. 2026-10-17
    days on market $126,997 Active 321 DOM
21. 2026-10-16
    days on market $126,997 Active 320 DOM
22. 2026-10-15
    days on market $126,997 Active 319 DOM
23. 2026-10-14
    days on market $126,997 Active 318 DOM
24. 2026-10-13
    days on market $126,997 Active 317 DOM
25. 2026-10-12
    days on market $126,997 Active 316 DOM
26. 2026-10-11
    days on market $126,997 Active 315 DOM
27. 2026-10-10
    days on market $126,997 Active 314 DOM
28. 2026-10-09
    days on market $126,997 Active 313 DOM
29. 2026-10-09
    days on market $126,997 Active 312 DOM
30. 2026-10-07
    days on market $126,997 Active 311 DOM
31. 2026-10-06
    days on market $126,997 Active 310 DOM
32. 2026-10-05
    days on market $126,997 Active 309 DOM
33. 2026-10-05
    days on market $126,997 Active 308 DOM
34. 2026-10-04
    days on market $126,997 Active 307 DOM
35. 2026-10-01
    days on market $126,997 Active 305 DOM
36. 2026-09-30
    days on market $126,997 Active 304 DOM
37. 2026-09-29
    days on market $126,997 Active 303 DOM
38. 2026-09-24
    days on market $126,997 Active 298 DOM
39. 2026-09-23
    days on market $126,997 Active 297 DOM
40. 2026-09-22
    days on market $126,997 Active 296 DOM
41. 2026-09-21
    days on market $126,997 Active 295 DOM
42. 2026-09-17
    days on market $126,997 Active 291 DOM
43. 2026-09-13
    days on market $126,997 Active 287 DOM
44. 2026-09-13
    days on market $126,997 Active 286 DOM
45. 2026-09-11
    days on market $126,997 Active 285 DOM
46. 2026-09-05
    days on market $126,997 Active 279 DOM
47. 2026-09-04
    days on market $126,997 Active 278 DOM
48. 2026-08-31
    days on market $126,997 Active 274 DOM
49. 2026-08-28
    days on market $126,997 Active 271 DOM
50. 2026-08-26
    days on market $126,997 Active 269 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: $20,627
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,694
• Taxable income: $3,979
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,809/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%
• 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