2835 Winkler Ave #215 · Fort Myers, FL 33916

$64,999

1 bd · 1.0 ba · 662 sqft · Condo public records · 55 Days on market

Built 1985 $290/mo HOA · 27% of rent

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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 +19.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Act quickly—this opportunity won’t last. This second-floor, 1-bedroom, 1-bath end-unit condo in Village Creek offers a desirable corner location with peaceful pool views, making it a standout option in the community. Inside, the layout is efficient and comfortable, providing easy, low-maintenance living that works well for both full-time residents and tenants. The community features a variety of amenities including a pool, spa, clubhouse, and basketball court, adding to its overall appeal. With a higher percentage of rental units than many nearby communities, this property presents strong potential for investors looking to expand their portfolio, while still offering an affordab

Key facts

• Corner location
• Pool views
• New balconies

Tags

• CORNER LOCATION
• POOL VIEWS
• VARIETY OF AMENITIES
• NEW BALCONIES
• IMPACT WINDOWS
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Complex has 240 units; building contains 21 units; Two units per floor; building is single-story; Subdivision/Development: Fort Myers; Zoning code B2; Lot/unit restrictions include limited number of vehicles, no commercial vehicles, no RVs
• Financial info: One-time special assessment fee: $3,465
• HOA & community: Mandatory HOA; Monthly HOA fee of $398; HOA covers trash removal; Condo management; Non-gated community; Community amenities include tennis courts, community pool, basketball and BBQ/picnic areas; Total annual recurring HOA fees: $4,776; Total one-time fees: $3,740; One-time other fee: $25

Exterior

• Parking: 1 assigned parking space; Guest parking available
• Security: Impact resistant windows
• Utilities: Central water; Sewer assessment paid; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); End-unit; Rear exposure faces south
• Construction: Built in 1985; Wood frame construction; Stucco exterior; Built-up or flat roof; Below-ground private pool
• Exterior features: Pond; Tennis court; Community pool; Basketball and BBQ/picnic amenities; Private road

Interior

• Kitchen: Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: High-speed internet available; Breakfast bar and breakfast room; Balcony; Laundry in residence; Unfurnished; Other floor plan
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $74 ($885/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.0% 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.
• Market conditions: Rents falling (-4.3%/yr); 267 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: 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 $63,049 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.65% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 5.0

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: -14.1%
• Equity multiple: 0.52×
• Total profit: $-8,766
• Equity at exit: $9,692

10-year hold

• IRR: -16.4%
• Equity multiple: 0.29×
• Total profit: $-12,870
• Equity at exit: $5,620

Cash invested: $18,200 (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 33916

• Home prices YoY: -28.2%
• Rents YoY: -4.3%
• Active inventory: 267
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$341
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$27
• HOA: −$290
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $74

Break-even live

Break-even rent $981

Max offer price $64,999

Occupancy floor 88%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2835 Winkler Ave Fort Myers, FL	1.0	1.0	662	$900	$1.36	2d	1	0.04mi
2855 Winkler Ave Fort Myers, FL	1.0	1.0	560	$925	$1.65	24d	3	0.06mi
2855 Winkler Ave Fort Myers, FL	1.0	1.0	560	$1,000	$1.78	16d	2	0.06mi
2845 Winkler Ave #317 Fort Myers, FL	1.0	1.0	560	$995	$1.78	24d	1	0.07mi
2937 Winkler Ave #1222 Fort Myers, FL	1.0	1.0	560	$997	$1.78	24d	1	0.19mi
2719 Colonial Blvd Fort Myers, FL	1.0–2.0	1.0–2.0	771	$1,078	$1.40	2d	17	0.43mi
2346 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	812	$1,131	$1.39	2d	28	0.61mi
4121 Residence Dr Fort Myers, FL	1.0	1.0	697	$1,200	$1.72	24d	2	0.62mi
4121 Residence Dr #311 Fort Myers, FL	1.0	1.0	697	$1,300	$1.87	3d	1	0.62mi
3891 Solomon Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	856	$961	$1.12	2d	23	0.66mi
4105 Residence Dr Fort Myers, FL	1.0	1.0	757	$1,098	$1.45	15d	2	0.66mi
4105 Residence Dr #719 Fort Myers, FL	1.0	1.0	697	$1,095	$1.57	3d	1	0.66mi
3419 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1047	$1,099	$1.05	11d	2	0.79mi
3419 Winkler Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1047	$999	$0.95	3d	2	0.79mi
3407 Winkler Ave #309 Fort Myers, FL	1.0	1.0	655	$1,100	$1.68	3d	1	0.81mi
3704 Broadway #310 Fort Myers, FL	1.0	1.0	702	$1,000	$1.42	24d	1	0.85mi
3500 Star Ln Fort Myers, FL	1.0–3.0	1.0–2.0	881	$1,303	$1.48	3d	23	0.90mi
3701 Winkler Ave Fort Myers, FL	1.0–2.0	1.0–2.0	863	$896	$1.04	2d	46	1.15mi
6170 Mahaffey Rd Fort Myers, FL	1.0–3.0	1.0–3.0	1106	$1,197	$1.08	24d	1	1.19mi
1942 Passaic Ave Apt 8 Fort Myers, FL	2.0	1.0	750	$995	$1.33	24d	1	1.36mi
2950 Royal Palm Ave Fort Myers, FL	2.0	1.0	732	$1,522	$2.08	24d	1	1.39mi
1840 Maravilla Ave Unit 1 Fort Myers, FL	1.0	1.0	660	$1,050	$1.59	24d	1	1.41mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	785	$950	$1.21	3d	8	1.43mi
1830 Maravilla Ave Fort Myers, FL	1.0–2.0	1.0–2.0	809	$950	$1.17	15d	9	1.43mi
2310 Maple Ave Fort Myers, FL	2.0	1.0	750	$1,250	$1.67	3d	1	1.45mi
4760 S Cleveland Ave Fort Myers, FL	—	1.0	350	$799	$2.28	24d	1	1.45mi
2252 Maple Ave Unit 2254-1 Fort Myers, FL	1.0	1.0	600	$1,250	$2.08	16d	1	1.48mi
2919 Jackson St Unit 2 Fort Myers, FL	1.0	1.0	650	$1,150	$1.77	19d	1	1.50mi
2919 Jackson St Fort Myers, FL	2.0	2.0	650	$1,250	$1.92	24d	1	1.50mi
2919 Jackson St #6 Fort Myers, FL	2.0	1.5	650	$1,250	$1.92	24d	1	1.50mi
4637 Deleon St Fort Myers, FL	3.0	1.0–2.0	815	$1,237	$1.52	3d	37	1.50mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-17
   days on market $64,999 Active 55 DOM
2. 2026-06-16
   days on market $64,999 Active 54 DOM
3. 2026-06-15
   days on market $64,999 Active 53 DOM
4. 2026-06-13
   days on market $64,999 Active 51 DOM
5. 2026-06-10
   days on market $64,999 Active 48 DOM
6. 2026-06-09
   days on market $64,999 Active 47 DOM
7. 2026-06-08
   days on market $64,999 Active 46 DOM
8. 2026-06-07
   days on market $64,999 Active 45 DOM
9. 2026-06-03
   days on market $64,999 Active 41 DOM
10. 2026-06-02
    pricedays on market $64,999 Active 40 DOM
11. 2026-06-01
    days on market $74,999 Active 39 DOM
12. 2026-05-31
    days on market $74,999 Active 38 DOM
13. 2026-05-18
    price $74,999
14. 2026-04-30
    status Active
15. 2026-04-29
    historical
16. 2026-04-22
    listed $79,000 Active
17. 2002-05-28
    soldstatus $10,250,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $12,891
• − Mortgage interest: −$3,641
• − Property taxes: −$1,403
• − Insurance: −$325
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − HOA: −$3,480
• − Depreciation: −$1,891
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $864/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 — 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 · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 27,943
• Household income: $52,586
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2324.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% Hispanic / Latino 30% White 28% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 7% Dominican 1%
• Common ancestry: Estonian 3% Hispanic 1% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -95.73%
• Current HPI: 243.2657
• Rent YoY: ▼ -4.30%
• 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

-99.3% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $74,999 NAPLESMLS
• 2026-04-30 Relisted — NAPLESMLS
• 2026-04-29 Listing Removed — NAPLESMLS
• 2026-04-22 Listed $79,000 NAPLESMLS
• 2002-05-28 Sold (Public Records) $10,250,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,403 · +1.9% YoY. Source: county tax records.