8753 Banyan Bay Blvd · Harlem Heights, FL 33908

$379,000

3 bd · 2.0 ba · 1,998 sqft · SingleFamily public records · 235 Days on market

Built 2012 Est $735k · 48% under $213/mo HOA · 4% of rent

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Why this score? — see what drove the B+ 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a lush corner lot in the gated Banyan Bay community in Fort Myers, this 3-bedroom + den, 2-bathroom, home offers relaxed Florida living just 8 miles from Fort Myers Beach. Spanning 1,998 square feet, the open-concept design features a split bedroom layout and a bright great room with a tray ceiling and abundant natural light that flows seamlessly into the dining area and open kitchen. The kitchen showcases white shaker cabinetry, quartz countertops, a large island with pendant lighting, a walk-in pantry, and newer GE stainless steel appliances (2023). The private primary suite includes a tray ceiling, spacious walk-in closet, and a beautifully updated ensuite bathroom with quartz

Key facts

• Gated community
• Quartz countertops
• Open concept design

Tags

• GATED COMMUNITY
• OPEN CONCEPT DESIGN
• WHITE SHAKER CABINETRY
• QUARTZ COUNTERTOPS
• WALK IN PANTRY
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• HOA & community: Mandatory HOA (professional management); Quarterly HOA fee; HOA amenities include community pool and BBQ/picnic area; HOA maintenance covers irrigation water, legal/accounting, manager, recreation facilities, security, street lights, and street maintenance; Total annual recurring fees listed; One-time fees apply

Exterior

• Parking: Deeded parking; Attached 2-car garage; Auto garage door
• Security: Community security (managed by HOA)
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Single family residential; 1 story / ranch; Rear exposure faces south; Gated community (Banyan Bay)
• Construction: Built in 2012; Concrete block construction; Stucco exterior; Tile roof
• Exterior features: Patio; Screened lanai/porch

Interior

• Kitchen: Island; Walk-in pantry; Breakfast bar; Eat-in kitchen; Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms plus den; First floor bedroom; Master bedroom on ground level; Split bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Foyer; French doors; Laundry tub; Pantry; Smoke detectors; Tray ceiling; Walk-in closet; Great room floor plan; Split bedroom layout; Den/Study; Screened lanai/porch
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Laundry tub

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $379k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.9% in Harlem Heights — 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 75/100 on livability (#263 in FL, #4,209 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, employment 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $5,056/mo this rent would consume 80% of the median local household income ($75k/yr) (locally 1944% 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 $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 235 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.33% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $735,264
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16499 Edgemont Dr	0.35mi	2/2.0 (-1)	1,949 (-2%)	3mo	$740,000	$380	72
16436 Willowcrest Way	0.30mi	3/2.0	1,853 (-7%)	5mo	$769,900	$415	69
16445 Edgemont Dr	0.44mi	3/2.0	2,003 (+0%)	16mo	$737,000	$368	65
16440 Willowcrest Way	0.30mi	3/2.0	2,066 (+3%)	23mo	$730,000	$353	61
16404 Willowcrest Way	0.36mi	3/2.0	1,781 (-11%)	11mo	$470,000	$264	56
16488 Crown Arbor Way	0.65mi	2/2.0 (-1)	2,000 (+0%)	18mo	$559,000	$280	50
16320 Willowcrest Way	0.56mi	3/2.0	1,763 (-12%)	9mo	$635,000	$360	47
16384 Willowcrest Way	0.41mi	2/2.0 (-1)	1,763 (-12%)	15mo	$757,500	$430	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-14,304
• Equity at exit: $56,510

10-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $10,933
• Equity at exit: $32,769

Cash invested: $106,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $5,056 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$213
• Vacancy / Maint / Mgmt: −$1,062
• Net cashflow: $967

Break-even live

Break-even rent $3,831

Max offer price $379,000

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1498	$6,300	$4.21	15d	1	0.14mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1247	$6,300	$5.05	14d	1	0.14mi
17020 Willowcrest Way Fort Myers, FL	2.0–3.0	2.0	1344	$6,300	$4.69	15d	2	0.36mi
9190 Southmont Cv #309 Fort Myers, FL	3.0	2.0	1331	$6,500	$4.88	1d	1	0.39mi
9170 Southmont Cv Fort Myers, FL	2.0–3.0	2.0	1358	$6,300	$4.64	14d	1	0.51mi
9140 Southmont Cv #102 Fort Myers, FL	3.0	2.0	1331	$2,500	$1.88	14d	1	0.54mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	14d	1	0.54mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	14d	1	0.57mi
17120 Bridgestone Ct #104 Fort Myers, FL	2.0	2.0	1282	$2,400	$1.87	23d	1	0.58mi
9201 Bayberry Bnd #103 Fort Myers, FL	2.0	2.0	1724	$3,500	$2.03	23d	1	0.61mi
16491 Millstone Cir #207 Fort Myers, FL	2.0	2.0	1348	$2,000	$1.48	14d	1	0.64mi
9240 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$6,600	$4.17	23d	1	0.66mi
16481 Millstone Cir #207 Fort Myers, FL	3.0	2.0	1348	$2,700	$2.00	23d	1	0.68mi
9241 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$4,725	$2.98	14d	1	0.68mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	14d	1	0.69mi
8549 S Lake Cir Fort Myers, FL	3.0	2.0	2091	$3,500	$1.67	23d	1	1.10mi
11848 Bayport Ln #2002 Fort Myers, FL	3.0	2.0	1661	$2,200	$1.32	23d	1	1.29mi
8986 Greenwich Hills Way #201 Fort Myers, FL	2.0	2.0	2040	$5,200	$2.55	23d	1	1.42mi

HOA detail

• Monthly dues: $213 · $2,556/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-17
   days on market $379,000 Active 235 DOM
2. 2026-06-16
   days on market $379,000 Active 234 DOM
3. 2026-06-16
   days on market $379,000 Active 233 DOM
4. 2026-06-13
   days on market $379,000 Active 231 DOM
5. 2026-06-09
   days on market $379,000 Active 227 DOM
6. 2026-06-07
   days on market $379,000 Active 225 DOM
7. 2026-06-02
   days on market $379,000 Active 220 DOM
8. 2026-06-01
   days on market $379,000 Active 219 DOM
9. 2026-06-01
   days on market $379,000 Active 218 DOM
10. 2026-04-15
    price $379,000
11. 2026-03-19
    price $389,900
12. 2026-01-08
    price $399,900
13. 2025-10-25
    listed $414,900 Active
14. 2011-11-02
    soldstatus $3,266,000
15. 2008-08-29
    soldstatus $2,700,000

ⓘ 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: $2,902 · $242/mo
• Projected year-2 tax: $3,146 · $262/mo
• Expected delta: +$243/yr (+$20/mo · 8.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $60,669
• − Mortgage interest: −$21,230
• − Property taxes: −$2,902
• − Insurance: −$7,014
• − Repairs & maintenance: −$4,853
• − Management: −$4,853
• − HOA: −$2,556
• − Depreciation: −$11,025
• Taxable income: $6,234
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $10,110/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 — Harlem Heights

• Score: 75/100
• State rank: #263
• US rank: #4209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 27,337
• 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

-86.0% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $379,000 BEARMLS
• 2026-03-19 Price Changed $389,900 BEARMLS
• 2026-01-08 Price Changed $399,900 BEARMLS
• 2025-10-25 Listed $414,900 BEARMLS
• 2011-11-02 Sold (Public Records) $3,266,000 Public Records
• 2008-08-29 Sold (Public Records) $2,700,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,902 · +4.3% YoY. Source: county tax records.