10974 Callaway Greens Ct · Gateway, FL 33913

$419,900

2 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 109 Days on market

Built 1999 7,361 sqft lot Est $450k · 7% under $397/mo HOA · 8% 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 +19.3/30.0
• ARV discount +10.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Riviera Ii Model, Split Bedroom plus den with heated pool overlooking the 3rd fairway. Great room floor plan with tile in living areas. Over-sized lanai overlooking the golf course and preserve. Neutral decor with volume ceilings ready to move in. Air Conditioner was replaced in 2020

Key facts

• Dual closets
• Covered lanai
• Private lanai oasis

Tags

• PRIVATE LANAI OASIS
• WHITE QUARTZ COUNTERTOPS
• COVERED LANAI
• HEATED POOL
• ENGINEERED HARDWOOD FLOORING
• DUAL CLOSETS

Property features AI

Finance

• Other: Pets allowed with conditions (call for details)
• Financial info: Association fee quoted quarterly
• HOA & community: Homeowners association with quarterly fee; Association covers grounds maintenance, road maintenance, street lights and security; Community amenities include pool, fitness center, tennis courts, pickleball, basketball court, park, barbecue/picnic area, restaurant, private membership and on-site management; Community is gated with street lights; Approximately 100 units in the community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Gated community; Security gate; Gated with guard
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-story home; Entry level: ground; Resale property; Faces northeast; PUD zoning
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai; Porch; Screened porch; Sprinkler/irrigation system (automatic); Lake and reclaimed water irrigation source; Southwest exposure; Has view

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bedrooms: Den; Great room; Screened porch
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Family/dining room; Living/dining room; Split bedroom layout; Cable TV; Shower only (separate shower); French doors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $382k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Gateway — 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 (#477 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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 flat; 811 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); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,773/mo this rent would consume 52% of the median local household income ($110k/yr) (locally 276% 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 $3k of loan paydown is wiped out by about $13k 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 109 days — a 9% lower offer ($382k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $265k; list at $420k implies a 58% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $382,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $450,170
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11277 Callaway Greens Dr	0.16mi	3/2.0 (+1)	1,660 (+9%)	3mo	$490,000	$295	71
11253 Carlingford Rd	0.57mi	3/2.0 (+1)	1,574 (+3%)	22mo	$452,000	$287	44

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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-50,876
• Equity at exit: $62,608

10-year hold

• IRR: -8.4%
• Equity multiple: 0.55×
• Total profit: $-53,361
• Equity at exit: $36,305

Cash invested: $117,572 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,773 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$539 /mo · $6,468/yr
• Insurance: −$175
• HOA: −$397
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $458

Break-even live

Break-even rent $4,194

Max offer price $419,900

Occupancy floor 85%

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.36mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	0.42mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	11d	1	0.47mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	0.49mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	0.51mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	0.55mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	0.59mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	0.67mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	0.72mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	0.75mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	23d	1	0.75mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	3d	1	0.75mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	0.79mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	14d	1	0.83mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	0.84mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.84mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	0.87mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	23d	1	0.91mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	0.92mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	14d	1	0.93mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	0.97mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	1.01mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	1.01mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	23d	1	1.03mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	1.15mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	23d	1	1.15mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	23d	1	1.21mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	1.21mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	1.21mi
11082 Lakeland Cir Fort Myers, FL	3.0	2.0	1883	$2,095	$1.11	23d	1	1.21mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	1.22mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	23d	1	1.28mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	14d	1	1.29mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	1.30mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	1.30mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	1.32mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	1.32mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	23d	1	1.38mi
11490 Villa Grand #209 Fort Myers, FL	2.0	2.0	1107	$1,500	$1.36	3d	1	1.39mi
11500 Villa Grand #306 Fort Myers, FL	2.0	2.0	1107	$1,900	$1.72	23d	1	1.42mi

HOA detail

• Monthly dues: $397 · $4,764/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-17
   price $419,900 Active 109 DOM
2. 2026-06-17
   days on market $429,500 Active 109 DOM
3. 2026-06-16
   days on market $429,500 Active 108 DOM
4. 2026-06-15
   days on market $429,500 Active 107 DOM
5. 2026-06-13
   days on market $429,500 Active 105 DOM
6. 2026-06-10
   days on market $429,500 Active 102 DOM
7. 2026-06-09
   days on market $429,500 Active 101 DOM
8. 2026-06-07
   days on market $429,500 Active 99 DOM
9. 2026-06-02
   days on market $429,500 Active 94 DOM
10. 2026-06-01
    days on market $429,500 Active 93 DOM
11. 2026-06-01
    days on market $429,500 Active 92 DOM
12. 2026-04-29
    price $429,500
13. 2026-04-03
    price $439,000
14. 2026-03-03
    price $449,000
15. 2026-02-28
    price $439,000
16. 2026-02-28
    listed $349,000 Active
17. 2020-07-15
    soldstatus $265,000
18. 2020-07-10
    soldstatus $265,000 Closed 284-char remark

    Show marketing remark (284 chars)

    Riviera Ii Model, Split Bedroom plus den with heated pool overlooking the 3rd fairway. Great room floor plan with tile in living areas. Over-sized lanai overlooking the golf course and preserve. Neutral decor with volume ceilings ready to move in. Air Conditioner was replaced in 2020

19. 2020-06-20
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Riviera Ii Model, Split Bedroom plus den with heated pool overlooking the 3rd fairway. Great room floor plan with tile in living areas. Over-sized lanai overlooking the golf course and preserve. Neutral decor with volume ceilings ready to move in. Air Conditioner was replaced in 2020

20. 2020-05-29
    listed $275,000 Active 284-char remark

    Show marketing remark (284 chars)

    Riviera Ii Model, Split Bedroom plus den with heated pool overlooking the 3rd fairway. Great room floor plan with tile in living areas. Over-sized lanai overlooking the golf course and preserve. Neutral decor with volume ceilings ready to move in. Air Conditioner was replaced in 2020

21. 2009-09-28
    soldstatus $190,000
22. 2009-09-21
    soldstatus $190,000 412-char remark

    Show marketing remark (412 chars)

    Split Bedroom plus den with Heated Pool overlooking the third fairway. Great room floor plan with tile in living areas. Oversized lanai overlooking the golf course. Neutral decor with volume ceilings ready to move in. Golf equity membership valued at $20,000 is available, but not mandatory. Golf course is a Tom Fazio design ranked in the top ten of Southwest Florida. Golf membership is limited to 360 members.

23. 2009-09-02
    price $219,000 412-char remark

    Show marketing remark (412 chars)

    Split Bedroom plus den with Heated Pool overlooking the third fairway. Great room floor plan with tile in living areas. Oversized lanai overlooking the golf course. Neutral decor with volume ceilings ready to move in. Golf equity membership valued at $20,000 is available, but not mandatory. Golf course is a Tom Fazio design ranked in the top ten of Southwest Florida. Golf membership is limited to 360 members.

24. 2001-05-21
    soldstatus $190,000
25. 2001-05-15
    soldstatus $192,000
26. 2001-04-05
    price $192,500
27. 2000-11-16
    historical
28. 2000-05-15
    listed $194,900
29. 1982-11-01
    soldstatus $9,000,000

ⓘ 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: $6,468 · $539/mo
• Projected year-2 tax: $6,468 · $539/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $57,275
• − Mortgage interest: −$23,521
• − Property taxes: −$6,468
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,582
• − Management: −$4,582
• − HOA: −$4,764
• − Depreciation: −$12,215
• Taxable loss: −$957
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $5,721/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 — Gateway

• Score: 69/100
• State rank: #477
• US rank: #8703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gateway, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% 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: ▼ -25.45%
• Current HPI: 221.7115
• Rent YoY: ▲ 0.37%
• 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

-95.2% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $429,500 FORTMLS
• 2026-04-03 Price Changed $439,000 FORTMLS
• 2026-03-03 Price Changed $449,000 FORTMLS
• 2026-02-28 Price Changed $439,000 FORTMLS
• 2026-02-28 Listed $349,000 FORTMLS
• 2020-07-15 Sold (Public Records) $265,000 Public Records
• 2020-07-10 Sold (MLS) $265,000 FORTMLS
• 2020-06-20 Pending — FORTMLS
• 2020-05-29 Listed $275,000 FORTMLS
• 2009-09-28 Sold (Public Records) $190,000 Public Records
• 2009-09-21 Sold (MLS) $190,000 FORTMLS
• 2009-09-02 Price Changed $219,000 FORTMLS
• 2001-05-21 Sold (Public Records) $190,000 Public Records
• 2001-05-15 Sold (MLS) $192,000 FORTMLS
• 2001-04-05 Price Changed $192,500 FORTMLS
• 2000-11-16 Listing Removed — FORTMLS
• 2000-05-15 Listed $194,900 FORTMLS
• 1982-11-01 Sold (Public Records) $9,000,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $6,468 · +4.6% YoY. Source: county tax records.