2260 Rio Nuevo Dr · North Fort Myers, FL 33917

$360,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 174 Days on market

Built 1999 0.30 ac lot Est $322k · 12% over $242/mo HOA · 7% of rent

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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 +11.9/30.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

(marquee)(B)(font face = arial)(font color = RED)(font size = 8)! ! ! JUST REDUCED ! ! !(/b)(/marquee)Lovely 2 bedroom with den - freshly painted - oversize lot w/ view of golf course and lake - extended lanai with water feature and tile - screened in front loggia - upgraded appliances including Maytag Neptune washer & dryer - high impact film on windows - extra storage. Equiped for surround sound in living room. Home has many possibilities! Owner says MAKE an OFFER.

Key facts

• Attic storage
• New appliances
• Golf cart included

Tags

• EXTENDED LANAI
• OVERSIZED LOT
• NEW APPLIANCES
• BREAKFAST BAR
• ATTIC STORAGE
• GOLF CART INCLUDED

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with quarterly fee; Association fee includes management, cable TV, golf, internet, grounds maintenance, sewer, street lights, security and trash; Community amenities include billiard room, billiards and fitness center; Gated community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener; Golf cart garage
• Security: Gated community with guard; Security gate; Security guard
• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Single-story; Resale property; North-facing
• Construction: Built with block, concrete and stucco; Tile roof; On-site management
• Exterior features: Lanai (open, screened); Porch; Sprinkler/irrigation (automatic); Shutters (manual); Gas grill; Lake view / waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Freezer; Disposal; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Master bedroom; Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Double hung windows; Breakfast bar; Eat-in kitchen; Vaulted ceiling(s); Walk-in closet(s); Split bedrooms; Bathtub; Separate shower
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (4.9% below list).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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 rising (+2.6%/yr); 841 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,423/mo this rent would consume 75% of the median local household income ($55k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 174 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $225k; list at $360k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $316,800 (12.0% below list)

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. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $321,930
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 Rio Nuevo Dr	0.26mi	2/2.0 (-1)	1,408 (-8%)	3mo	$295,000	$210	67
1950 Corona Del Sire Dr	0.39mi	2/2.0 (-1)	1,602 (+4%)	11mo	$250,000	$156	61
20686 Dennisport Ln	0.68mi	3/2.0	1,617 (+6%)	2mo	$460,000	$284	57
1941 Palo Duro Blvd	0.42mi	3/2.0	1,448 (-6%)	17mo	$281,000	$194	57
2521 Palo Duro Blvd	0.31mi	3/2.0	1,644 (+7%)	20mo	$500,000	$304	56
1921 Embarcadero Way	0.48mi	3/2.0	1,495 (-2%)	22mo	$429,000	$287	55
20919 Villareal Way	0.48mi	2/2.0 (-1)	1,428 (-7%)	14mo	$286,000	$200	50
20526 Plumwood Loop	0.57mi	2/2.0 (-1)	1,497 (-2%)	18mo	$285,000	$190	49
20736 Mystic Way	0.65mi	3/2.0	1,700 (+11%)	3mo	$350,000	$206	49
20502 Plumwood Loop	0.61mi	2/2.0 (-1)	1,497 (-2%)	18mo	$330,000	$220	48
2401 Palo Duro Blvd	0.31mi	3/2.0	1,729 (+13%)	22mo	$460,000	$266	46

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-65,435
• Equity at exit: $53,677

10-year hold

• IRR: -11.6%
• Equity multiple: 0.32×
• Total profit: $-68,983
• Equity at exit: $31,126

Cash invested: $100,800 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 841
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,423 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$519 /mo · $6,234/yr
• Insurance: −$150
• HOA: −$242
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-95

Break-even live

Break-even rent $3,543

Max offer price $343,156

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $7	+0% $-95	+5% $-197	+10% $-299
Rent	-10% $-366	-5% $-231	+0% $-95	+5% $40	+10% $175
Rate	-1.0pp $86	-0.5pp $-4	base $-95	+0.5pp $-189	+1.0pp $-284

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	16d	1	0.07mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	24d	1	0.07mi
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	15d	1	0.18mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	21d	1	0.29mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	16d	1	0.29mi
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	24d	1	0.46mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	24d	1	0.51mi
1670 Palo Duro Blvd North Fort Myers, FL	2.0	2.0	1604	$2,700	$1.68	3d	1	0.61mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	24d	1	0.74mi
20728 Tisbury Ln North Fort Myers, FL	3.0	2.5	2133	$5,000	$2.34	15d	1	0.79mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	24d	1	0.80mi
20038 Fiddlewood Ave North Fort Myers, FL	3.0	2.0	1519	$1,999	$1.32	20d	1	0.86mi
20333 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$3,800	$2.08	24d	1	1.20mi
20461 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$2,250	$1.23	24d	1	1.34mi
20961 Skyler Dr North Fort Myers, FL	3.0	3.0	2133	$6,000	$2.81	24d	1	1.39mi
20719 Kaidon Ln North Fort Myers, FL	2.0	2.0	1538	$4,000	$2.60	24d	1	1.41mi
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	24d	1	1.46mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	24d	1	1.50mi

HOA detail

• Monthly dues: $242 · $2,904/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-17
   days on market $360,000 Active 174 DOM
2. 2026-06-16
   days on market $360,000 Active 173 DOM
3. 2026-06-15
   days on market $360,000 Active 172 DOM
4. 2026-06-13
   days on market $360,000 Active 170 DOM
5. 2026-06-10
   days on market $360,000 Active 167 DOM
6. 2026-06-09
   days on market $360,000 Active 166 DOM
7. 2026-06-07
   days on market $360,000 Active 164 DOM
8. 2026-06-02
   days on market $360,000 Active 159 DOM
9. 2026-06-01
   days on market $360,000 Active 158 DOM
10. 2026-06-01
    days on market $360,000 Active 157 DOM
11. 2026-05-11
    price $360,000
12. 2026-01-01
    historical $4,000
13. 2025-12-24
    listed $365,000 Active
14. 2025-07-16
    listed $4,000
15. 2025-06-26
    historical $4,000
16. 2025-01-29
    listed $4,000
17. 2025-01-05
    historical $4,000
18. 2024-06-05
    listed $4,000
19. 2024-06-05
    historical $4,000
20. 2024-02-01
    price $4,000
21. 2024-01-06
    listed $3,500
22. 2007-06-01
    soldstatus $225,000
23. 2007-05-31
    soldstatus $225,000 483-char remark

    Show marketing remark (483 chars)

    (marquee)(B)(font face = arial)(font color = RED)(font size = 8)! ! ! JUST REDUCED ! ! !(/b)(/marquee)Lovely 2 bedroom with den - freshly painted - oversize lot w/ view of golf course and lake - extended lanai with water feature and tile - screened in front loggia - upgraded appliances including Maytag Neptune washer & dryer - high impact film on windows - extra storage. Equiped for surround sound in living room. Home has many possibilities! Owner says MAKE an OFFER.

24. 2007-04-16
    price $279,000 483-char remark

    Show marketing remark (483 chars)

    (marquee)(B)(font face = arial)(font color = RED)(font size = 8)! ! ! JUST REDUCED ! ! !(/b)(/marquee)Lovely 2 bedroom with den - freshly painted - oversize lot w/ view of golf course and lake - extended lanai with water feature and tile - screened in front loggia - upgraded appliances including Maytag Neptune washer & dryer - high impact film on windows - extra storage. Equiped for surround sound in living room. Home has many possibilities! Owner says MAKE an OFFER.

25. 1997-07-10
    soldstatus $39,000

ⓘ 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: $6,234 · $519/mo
• Projected year-2 tax: $6,234 · $519/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 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $41,074
• − Mortgage interest: −$20,166
• − Property taxes: −$6,234
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − HOA: −$2,904
• − Depreciation: −$10,473
• Taxable loss: −$7,074
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $554/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+823.1% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $360,000 FORTMLS
• 2026-01-01 Rental Removed $4,000 FORTMLS
• 2025-12-24 Listed $365,000 FORTMLS
• 2025-07-16 Listed for Rent $4,000 FORTMLS
• 2025-06-26 Rental Removed $4,000 FORTMLS
• 2025-01-29 Listed for Rent $4,000 FORTMLS
• 2025-01-05 Rental Removed $4,000 NAPLESMLS
• 2024-06-05 Listed for Rent $4,000 NAPLESMLS
• 2024-06-05 Rental Removed $4,000 FORTMLS
• 2024-02-01 Price Changed $4,000 FORTMLS
• 2024-01-06 Listed for Rent $3,500 FORTMLS
• 2007-06-01 Sold (Public Records) $225,000 Public Records
• 2007-05-31 Sold (MLS) $225,000 FORTMLS
• 2007-04-16 Price Changed $279,000 FORTMLS
• 1997-07-10 Sold (Public Records) $39,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,234 · +3.1% YoY. Source: county tax records.