2131 Aldridge Ave · Villas, FL 33907

$5,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 6 Days on market

Built 1957 8,712 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 11, 2026 at 9:00 AM EST. Explore this charming 2-bedroom, 1-bath residence set in a peaceful and well-located Fort Myers community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 8,712 sq ft lot
• Built 1957
• Listed 5 days

Property features AI

Finance

• Other: Zoning: RS-1

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Construction materials: see remarks; Other roof
• Exterior features: Front porch

Interior

• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring; One total room

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $233,700 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-448 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Cap rate 4.0% vs local median 1.3% in Villas — 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 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, amenities D-.
• 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 falling (-9.7%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 70.1% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.63% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.21%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $233,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Coronet St	0.67mi	2/1.0	978 (-5%)	17mo	$222,500	$228	47
2196 Barry Dr	0.62mi	3/1.0 (+1)	1,001 (-2%)	19mo	$172,500	$172	46
8760 Dartmouth St	0.73mi	2/2.0	1,164 (+14%)	3mo	$250,000	$215	37
2313 Gorham Ave	0.55mi	3/2.0 (+1)	1,151 (+12%)	17mo	$319,900	$278	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -34.1%
• Equity multiple: -0.08×
• Total profit: $-70,690
• Equity at exit: $34,845

10-year hold

• IRR: -65.5%
• Equity multiple: -0.76×
• Total profit: $-114,915
• Equity at exit: $20,206

Cash invested: $65,436 (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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 346
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$1,226
• Tax est. 1.5%: −$292 /mo · $3,506/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-448

Break-even live

Break-even rent $2,044

Max offer price $168,921

Occupancy floor —

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: $58,425
• Closing costs: $7,011
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 Crystal Dr #45 Fort Myers, FL	2.0	2.0	984	$1,400	$1.42	23d	1	0.10mi
2135 Crystal Dr Fort Myers, FL	2.0	2.0–2.5	1049	$1,350	$1.29	3d	2	0.10mi
2224 Aldridge Ave Fort Myers, FL	2.0	1.0	1221	$2,100	$1.72	21d	1	0.18mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	14d	1	0.24mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	13d	1	0.24mi
5001 Palm Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	990	$2,150	$2.17	2d	35	0.44mi
1830 Brantley Rd Fort Myers, FL	2.0	2.0	1301	$1,398	$1.07	16d	2	0.44mi
1830 Brantley Rd Unit J-9 Fort Myers, FL	2.0	2.0	1280	$1,375	$1.07	3d	1	0.44mi
12530 Equestrian Cir #409 Fort Myers, FL	1.0	1.0	795	$1,795	$2.26	23d	1	0.46mi
12571 Equestrian Cir #903 Fort Myers, FL	1.0	1.0	727	$1,250	$1.72	16d	1	0.50mi
2348 Burton Ave Fort Myers, FL	2.0	1.0	1024	$1,895	$1.85	11d	1	0.53mi
12750 Equestrian Cir #3005 Fort Myers, FL	3.0	2.0	1154	$1,650	$1.43	23d	1	0.55mi
7334-7371 Pinnacle Pines Dr Fort Myers, FL	1.0–2.0	1.0–2.0	860	$1,350	$1.57	2d	6	0.61mi
5635 5th Ave Fort Myers, FL	2.0	1.0	800	$1,299	$1.62	23d	1	0.62mi
12622 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,395	$1.33	23d	1	0.67mi
5625 Trailwinds Dr #412 Fort Myers, FL	3.0	2.0	1331	$2,150	$1.62	23d	1	0.68mi
8949 Chatham St Fort Myers, FL	2.0	2.0	1294	$1,800	$1.39	21d	1	0.68mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,050	$1.15	3d	1	0.68mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	19d	1	0.68mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,150	$1.26	2d	1	0.68mi
5510 Third Ave Unit 5510 Fort Myers, FL	2.0	2.0	1200	$1,250	$1.04	23d	1	0.69mi
5710 Trailwinds Dr #525 Fort Myers, FL	3.0	3.0	1171	$1,700	$1.45	2d	1	0.69mi
5710 Trailwinds Dr #525 Fort Myers, FL	3.0	2.0	1435	$1,950	$1.36	19d	1	0.69mi
5510 Third Ave Unit 5504B Fort Myers, FL	1.0	1.0	900	$1,150	$1.28	23d	1	0.70mi
5545 5th Ave Fort Myers, FL	3.0	2.0	960	$1,525	$1.59	13d	1	0.70mi
12664 Kenwood Ln Unit C Fort Myers, FL	2.0	2.0	1047	$1,350	$1.29	3d	1	0.72mi
5542 Malt Dr #2 Fort Myers, FL	2.0	2.0	1260	$2,400	$1.90	23d	1	0.72mi
5572 Malt Dr #4 Fort Myers, FL	2.0	2.0	1200	$1,800	$1.50	23d	1	0.72mi
12656 Kenwood Ln Unit A Fort Myers, FL	2.0	2.0	1047	$1,575	$1.50	3d	1	0.73mi
12648 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,500	$1.43	23d	1	0.75mi
1703 Palm Dr Fort Myers, FL	2.0	1.0	800	$1,200	$1.50	23d	1	0.76mi
1703 Palm Dr Unit A Fort Myers, FL	2.0	1.0	800	$1,200	$1.50	19d	1	0.76mi
1653 Park Meadows Dr Fort Myers, FL	2.0	2.0	1260	$1,499	$1.19	21d	1	0.76mi
7400 College Pkwy Fort Myers, FL	2.0	2.0	1095	$1,825	$1.67	3d	3	0.77mi
5850 Trailwinds Dr #713 Fort Myers, FL	2.0	2.0	1370	$1,800	$1.31	23d	1	0.80mi
5529 7th Ave Fort Myers, FL	2.0	1.0	770	$1,000	$1.30	3d	1	0.80mi
5413-5427 Third Ave Unit 5421 Fort Myers, FL	2.0	1.0	818	$1,400	$1.71	23d	1	0.81mi
13212 Tall Pine Cir Fort Myers, FL	2.0	2.0	1379	$2,100	$1.52	14d	1	0.82mi
8253 Beacon Blvd Fort Myers, FL	2.0	1.0	1000	$1,395	$1.40	23d	1	0.83mi
5554 Eighth Ave Unit 5552 Fort Myers, FL	2.0	1.0	780	$1,200	$1.54	3d	1	0.83mi

Listing history 5 events

1. 2026-06-10
   days on market $5,000 Active 6 DOM
2. 2026-06-09
   days on market $5,000 Active 5 DOM
3. 2026-06-08
   days on market $5,000 Active 4 DOM
4. 2026-06-07
   remarks 297-char remark
5. 2026-06-07
   listed $5,000 Active 3 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $17,732
• − Mortgage interest: −$13,091
• − Property taxes: −$3,506
• − Insurance: −$1,168
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$6,799
• Taxable loss: −$9,668
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $-3,052/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 — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% 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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

-91.2% since first listed

4 events — show timeline

• 2026-06-04 Listed $5,000 HAOR as distributed by MLS GRID
• 2026-04-15 Listed $5,000 NFMLS
• 1998-05-06 Sold (Public Records) $59,900 Public Records
• 1992-12-02 Sold (Public Records) $56,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,743 · -3.2% YoY. Source: county tax records.