17230 Terraverde Cir #7 · San Carlos Park, FL 33908

$1,750

2 bd · 2.0 ba · 1,268 sqft · Condo public records · 62 Days on market

Built 1987 $745/mo HOA · 38% of rent

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to country club living. Beautiful golf course views await from this corner unit in the Terraverde Country Club community. This unit features 2 bedrooms and 2 full baths, wood laminate flooring throughout, and a screened in lanai overlooking the golf course. A semi open floor plan provides spacious living space. Appliances including washer and dryer in kitchen. It comes FULLY FURNUSHED and turnkey. The country club community offers a community pool, tennis courts, clubhouse, exercise room, golf, boat storage and a boat ramp that gives you direct access to Estero Bay. The location is close to shops and restaurants and the Fort Myers International airport.

Key facts

• Clubhouse
• Exercise room
• Tennis courts

Tags

• COUNTRY CLUB FACILITY
• GOLF COURSE
• TENNIS COURTS
• CLUBHOUSE
• EXERCISE ROOM
• BOAT RAMP

Property features AI

Finance

• Other: Community in-ground spa; Publicly maintained asphalt roads; Condominium zoning
• HOA & community: Homeowners association; Monthly association fee ($445); Additional monthly association fee ($300); Association amenities include cable TV, internet, clubhouse, fitness center, golf course access, RV/boat storage, tennis courts, trash service; Association fee covers cable TV, internet, grounds maintenance, pest control, trash, and water

Exterior

• Parking: Assigned parking; Carport (1 space); Guest parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected
• Home design: Condominium; Two levels; Faces south
• Construction: Shingle roof; Block and slab foundation; Residential property
• Exterior features: Balcony; Rear porch (screened); On golf course view; Guest house on property; Tennis court(s) on property

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Electric oven; Dishwasher; Disposal
• Bedrooms: 3 total rooms (bedroom count not explicitly stated)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; His and hers closets; Pantry; Walk-in closet(s); Furnished
• Laundry & utility: Washer (in unit); Dryer (electric dryer hookup); Washer and dryer hookups provided; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (6.0% below list) — sets the bar for market timing.
• Cap rate 554.9% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents soft (-1.2%/yr); 1244 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); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $12 of loan paydown is wiped out by about $52 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 + 0.0% rent growth), your $490 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 38% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,645 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 112.63% ✓
• Cap rate: 554.87%
• Cash-on-cash: 1959.21%
• DSCR: 88.17
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 38.71×
• Total profit: $18,476
• Equity at exit: $261

10-year hold

• IRR: —
• Equity multiple: 57.00×
• Total profit: $27,440
• Equity at exit: $151

Cash invested: $490 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $26/yr
• Insurance: −$1
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$745
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $373

Break-even live

Break-even rent $1,498

Max offer price $1,750

Occupancy floor 76%

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: $438
• Closing costs: $52
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17230 Terraverde Cir Fort Myers, FL	2.0	2.0	1268	$1,750	$1.38	23d	1	0.02mi
17250 Eagle Trce #1 Fort Myers, FL	2.0	2.0	1302	$1,800	$1.38	23d	1	0.05mi
6306 Royal Woods Dr Fort Myers, FL	2.0	2.0	1007	$1,980	$1.97	21d	1	0.06mi
6331 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$1,650	$1.64	23d	1	0.07mi
6337 Royal Woods Dr Fort Myers, FL	2.0	1.5	1006	$1,700	$1.69	23d	1	0.08mi
6104 Waterway Bay Dr Fort Myers, FL	3.0	3.0	1797	$3,000	$1.67	23d	1	0.09mi
17270 Eagle Trce #3 Fort Myers, FL	2.0	2.0	1019	$1,595	$1.57	23d	1	0.09mi
6386 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$2,200	$2.19	10d	1	0.15mi
6386 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$2,095	$2.08	2d	1	0.15mi
6113 Lake Front Dr Fort Myers, FL	2.0	2.5	1157	$1,850	$1.60	23d	1	0.15mi
6123 Montego Bay Loop Fort Myers, FL	3.0	2.0	1647	$3,250	$1.97	14d	1	0.17mi
6123 Montego Bay Loop Fort Myers, FL	3.0	2.0	1647	$3,250	$1.97	13d	1	0.17mi
17426 Birchwood Ln #6 Fort Myers, FL	3.0	2.0	1076	$1,650	$1.53	16d	1	0.18mi
17171 Terraverde Cir #3 Fort Myers, FL	2.0	2.0	978	$1,500	$1.53	23d	1	0.21mi
17156 Ravens Roost #8 Fort Myers, FL	2.0	2.0	978	$1,600	$1.64	11d	1	0.21mi
17156 Ravens Roost #7 Fort Myers, FL	2.0	2.0	1058	$3,000	$2.84	16d	1	0.21mi
6499 Royal Woods Dr Fort Myers, FL	3.0	2.0	1456	$2,200	$1.51	23d	1	0.22mi
6492 Royal Woods Dr #7 Fort Myers, FL	3.0	2.0	1065	$1,700	$1.60	23d	1	0.22mi
6492 Royal Woods Dr #7 Fort Myers, FL	3.0	2.0	1065	$1,600	$1.50	16d	1	0.22mi
17138 Ravens Roost #8 Fort Myers, FL	2.0	2.0	1114	$1,700	$1.53	2d	1	0.26mi
6474 Royal Woods Dr Fort Myers, FL	3.0	2.0	1453	$2,100	$1.45	23d	1	0.26mi
17020 Golfside Cir #104 Fort Myers, FL	2.0	2.5	1379	$1,600	$1.16	3d	1	0.30mi
17100 Terraverde Cir #3 Fort Myers, FL	2.0	2.0	1322	$1,950	$1.48	23d	1	0.31mi
17456 Overhill Dr Unit F Fort Myers, FL	2.0	2.0	1100	$1,850	$1.68	19d	1	0.33mi
17760 Park Village Blvd Fort Myers, FL	2.0	1.0	1235	$1,950	$1.58	23d	1	0.35mi
17745 Port Boca Ct Fort Myers, FL	2.0	2.0	1235	$1,950	$1.58	23d	1	0.35mi
17743 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	19d	1	0.36mi
17743 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	23d	1	0.36mi
17748 Port Boca Ct Fort Myers, FL	2.0	2.0	1235	$1,950	$1.58	23d	1	0.36mi
17758 Park Village Blvd Fort Myers, FL	2.0	2.0	1222	$1,900	$1.55	3d	1	0.36mi
17747 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	23d	1	0.37mi
16680 Partridge Place Rd #203 Fort Myers, FL	2.0	2.0	1161	$2,950	$2.54	23d	1	0.45mi
16650 Partridge Place Rd #204 Fort Myers, FL	2.0	2.0	1161	$4,750	$4.09	23d	1	0.48mi
17502 Island Inlet Ct Fort Myers, FL	2.0	2.0	968	$1,795	$1.85	23d	1	0.48mi
17829 Port Boca Cir Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	23d	1	0.57mi
16590 Partridge Place Rd #102 Fort Myers, FL	2.0	2.0	1161	$1,550	$1.34	23d	1	0.57mi
6067 Perthshire Ln Fort Myers, FL	3.0	2.0	1650	$2,900	$1.76	23d	1	0.60mi
16560 Partridge Place Rd #101 Fort Myers, FL	2.0	2.0	1161	$1,895	$1.63	23d	1	0.60mi
16540 Partridge Club Rd #103 Fort Myers, FL	2.0	2.0	1161	$1,800	$1.55	23d	1	0.68mi
6187 Island Park Ct Fort Myers, FL	3.0	2.0	1372	$2,800	$2.04	3d	1	0.77mi

HOA detail condo

• Monthly dues: $745 · $8,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-17
   days on market $1,750 Active 62 DOM
2. 2026-06-16
   days on market $1,750 Active 61 DOM
3. 2026-06-15
   days on market $1,750 Active 60 DOM
4. 2026-06-13
   days on market $1,750 Active 58 DOM
5. 2026-06-10
   days on market $1,750 Active 55 DOM
6. 2026-06-09
   days on market $1,750 Active 54 DOM
7. 2026-06-07
   days on market $1,750 Active 52 DOM
8. 2026-06-03
   days on market $1,750 Active 48 DOM
9. 2026-06-02
   days on market $1,750 Active 47 DOM
10. 2026-06-01
    days on market $1,750 Active 46 DOM
11. 2026-05-31
    days on market $1,750 Active 45 DOM
12. 2026-04-16
    listed $1,750 Active
13. 2026-03-31
    historical
14. 2026-02-28
    price $199,900
15. 2025-11-20
    price $209,900
16. 2025-08-18
    price $214,900
17. 2025-08-04
    price $224,900
18. 2025-06-28
    price $249,900
19. 2025-06-04
    price $254,900
20. 2025-05-13
    listed $264,900 Active
21. 2025-05-12
    historical 669-char remark

    Show marketing remark (669 chars)

    Welcome to country club living. Beautiful golf course views await from this corner unit in the Terraverde Country Club community. This unit features 2 bedrooms and 2 full baths, wood laminate flooring throughout, and a screened in lanai overlooking the golf course. A semi open floor plan provides spacious living space. Appliances including washer and dryer in kitchen. It comes FULLY FURNUSHED and turnkey. The country club community offers a community pool, tennis courts, clubhouse, exercise room, golf, boat storage and a boat ramp that gives you direct access to Estero Bay. The location is close to shops and restaurants and the Fort Myers International airport.

22. 2025-02-04
    price $265,000 669-char remark

    Show marketing remark (669 chars)

    Welcome to country club living. Beautiful golf course views await from this corner unit in the Terraverde Country Club community. This unit features 2 bedrooms and 2 full baths, wood laminate flooring throughout, and a screened in lanai overlooking the golf course. A semi open floor plan provides spacious living space. Appliances including washer and dryer in kitchen. It comes FULLY FURNUSHED and turnkey. The country club community offers a community pool, tennis courts, clubhouse, exercise room, golf, boat storage and a boat ramp that gives you direct access to Estero Bay. The location is close to shops and restaurants and the Fort Myers International airport.

23. 2024-12-09
    listed $279,000 Active 669-char remark

    Show marketing remark (669 chars)

    Welcome to country club living. Beautiful golf course views await from this corner unit in the Terraverde Country Club community. This unit features 2 bedrooms and 2 full baths, wood laminate flooring throughout, and a screened in lanai overlooking the golf course. A semi open floor plan provides spacious living space. Appliances including washer and dryer in kitchen. It comes FULLY FURNUSHED and turnkey. The country club community offers a community pool, tennis courts, clubhouse, exercise room, golf, boat storage and a boat ramp that gives you direct access to Estero Bay. The location is close to shops and restaurants and the Fort Myers International airport.

24. 2024-10-29
    historical
25. 2024-10-24
    historical
26. 2024-04-30
    listed $275,000 Active
27. 2024-04-29
    listed $275,000 Active
28. 2022-07-11
    soldstatus $260,000 Sold
29. 2022-07-11
    soldstatus $260,000
30. 2022-06-11
    status Pending With Contingencies
31. 2022-06-03
    listed $265,000 Active
32. 2011-03-10
    price $74,900
33. 2011-03-10
    soldstatus $72,000
34. 2011-03-03
    soldstatus $72,000

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $23,652
• − Mortgage interest: −$98
• − Property taxes: −$26
• − Insurance: −$5,127
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − HOA: −$8,940
• − Depreciation: −$51
• Taxable income: $5,625
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $3,132/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

-97.6% since first listed

23 events — show timeline

• 2026-04-16 Listed $1,750 Daytona MLS
• 2026-03-31 Listing Removed — Daytona MLS
• 2026-02-28 Price Changed $199,900 Daytona MLS
• 2025-11-20 Price Changed $209,900 Daytona MLS
• 2025-08-18 Price Changed $214,900 Daytona MLS
• 2025-08-04 Price Changed $224,900 Daytona MLS
• 2025-06-28 Price Changed $249,900 Daytona MLS
• 2025-06-04 Price Changed $254,900 Daytona MLS
• 2025-05-13 Listed $264,900 Daytona MLS
• 2025-05-12 Listing Removed — SCMLS
• 2025-02-04 Price Changed $265,000 SCMLS
• 2024-12-09 Listed $279,000 SCMLS
• 2024-10-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Listing Removed — SCMLS
• 2024-04-30 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Listed $275,000 SCMLS
• 2022-07-11 Sold (Public Records) $260,000 Public Records
• 2022-07-11 Sold (MLS) $260,000 NAPLESMLS
• 2022-06-11 Pending — NAPLESMLS
• 2022-06-03 Listed $265,000 NAPLESMLS
• 2011-03-10 Sold (Public Records) $72,000 Public Records
• 2011-03-10 Price Changed $74,900 FORTMLS
• 2011-03-03 Sold (MLS) $72,000 FORTMLS

Property tax history

+5.3%/yr

Latest (2025): $2,351 · -19.9% YoY. Source: county tax records.