3413 Jeffcott St · Fort Myers, FL 33916

$149,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 149 Days on market

Built 1967 7,056 sqft lot Est $109k · 37% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO BLIND OFFERS. Agents please use showing instructions provided. This Fort Myers single family home has 1019 sq ft living area, three bedrooms and one bath. Built in 1967, this home features a nice fenced in backyard with a layout of beautiful trees. Sold As Is. Kitchen items are completely missing. Possible mold problem.

Key facts

• 7,056 sq ft lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Zoning: RS-7; Lot area: 0.1620 acres; Section 19, Range 25E; Total living area reported as 920
• HOA & community: No HOA maintenance; Community amenities: see remarks; Community type: see remarks

Exterior

• Parking: Attached carport (1 space)
• Utilities: Water assessment paid; Sewer assessment paid; Cable available
• Home design: Residential single-family home; 1 story; Rear faces north; Property in CITY VIEW PARK development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1967
• Exterior features: Fenced yard; Automatic sprinkler system; Storage

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Range; Refrigerator; Self-cleaning oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom; Master bath: see remarks
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Multi phone lines; Smoke detectors
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $4k 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 149 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $59k; list at $149k implies a 153% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $108,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3524 Dora St	0.18mi	4/2.0 (+1)	1,020 (+11%)	11mo	$120,000	$118	55

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,635
• Equity at exit: $22,216

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-223
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$781
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $321

Break-even live

Break-even rent $1,277

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3417 South St Fort Myers, FL	3.0	2.0	1008	$1,695	$1.68	24d	1	0.05mi
3217 Jeffcott St Unit 1 Fort Myers, FL	2.0	1.0	825	$1,550	$1.88	3d	1	0.22mi
4051 Regata Way Fort Myers, FL	1.0–3.0	1.0–2.0	987	$2,021	$2.05	3d	34	0.60mi
3608 Sammy Watkins Ave #2 Fort Myers, FL	2.0	1.0	650	$1,200	$1.85	19d	1	0.60mi
3608 Sammy Watkins Ave Fort Myers, FL	2.0	1.0	650	$1,200	$1.85	24d	1	0.60mi
2147 Pauldo St Fort Myers, FL	3.0	2.0	1088	$1,395	$1.28	24d	1	0.68mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.72mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.72mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.72mi
2103 French St Unit 2 Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	24d	1	0.72mi
2930 Thomas St Fort Myers, FL	2.0	1.0	550	$1,600	$2.91	16d	1	0.77mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1111	$2,300	$2.07	3d	1	0.78mi
3042 Douglas Ave Fort Myers, FL	2.0	1.0	640	$1,150	$1.80	14d	1	0.79mi
3042 Douglas Ave Fort Myers, FL	2.0	1.0	640	$1,150	$1.80	3d	1	0.79mi
3040 Douglas Ave Unit 3042 Fort Myers, FL	2.0	1.0	800	$1,150	$1.44	3d	1	0.80mi
3700 Wolf Liam DR Fort Myers, FL	1.0–3.0	1.0–2.0	1067	$2,052	$1.92	3d	225	0.90mi
3920 Mina Cir Fort Myers, FL	1.0–3.0	1.0–2.0	992	$2,570	$2.59	3d	39	0.90mi
4220 Coasterra DR Fort Myers, FL	1.0–3.0	1.0–2.5	1072	$2,569	$2.40	3d	10	0.90mi
3216 Dale St Fort Myers, FL	2.0	1.0	886	$1,650	$1.86	3d	1	0.93mi
2657 Lafayette St Fort Myers, FL	2.0	1.0	696	$1,650	$2.37	24d	1	0.98mi
2651 Lafayette St Unit 2651 Fort Myers, FL	2.0	1.0	650	$1,300	$2.00	24d	1	0.99mi
2643-2651 Lafayette St Unit 2649 Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	24d	1	0.99mi
1919 Lillie St Unit F Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	16d	1	1.01mi
1919 Lillie St Unit H Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	24d	1	1.01mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	14d	1	1.12mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	3d	1	1.12mi
2525 Royal Palm Ave Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	1.17mi
2505 Royal Palm Ave Fort Myers, FL	2.0	1.0	750	$1,475	$1.97	24d	1	1.18mi
2452 Stella St Unit 204 Fort Myers, FL	2.0	1.0	675	$1,250	$1.85	24d	1	1.18mi
2452 Stella St Unit 105 Fort Myers, FL	2.0	1.0	676	$1,000	$1.48	11d	1	1.18mi
2811-2845 Central Ave Fort Myers, FL	2.0	1.0	798	$1,395	$1.75	24d	1	1.26mi
2315 Central Ave Fort Myers, FL	2.0	1.0–1.5	635	$1,650	$2.60	24d	1	1.27mi
2950 Royal Palm Ave Fort Myers, FL	2.0	1.0	732	$1,522	$2.08	24d	1	1.28mi
3323 Michigan Ave Fort Myers, FL	3.0	2.0	1029	$1,600	$1.55	21d	1	1.28mi
2408 Linhart Ave Fl , USA Fort Myers, FL	2.0	1.0	792	$1,175	$1.48	24d	1	1.28mi
3041 2nd St Apt 2 Fort Myers, FL	2.0	1.0	621	$995	$1.60	24d	1	1.30mi
3033 2nd St Unit 1 Fort Myers, FL	2.0	1.0	582	$1,350	$2.32	24d	1	1.30mi
2349 South St Fort Myers, FL	2.0	1.0	830	$1,499	$1.81	24d	1	1.30mi
2349 South St Fort Myers, FL	2.0	1.0	830	$1,499	$1.81	3d	1	1.30mi
2405 Hanson St Fort Myers, FL	2.0	1.0	882	$1,125	$1.28	2d	2	1.32mi

Listing history 15 events

1. 2026-02-18
   status Active
2. 2026-01-26
   status Pending With Contingencies
3. 2025-12-05
   listed $149,000 Active
4. 2016-06-09
   soldstatus $59,000
5. 2015-11-19
   historical
6. 2015-09-17
   price $63,000
7. 2015-05-25
   listed $68,000 Active
8. 2015-03-02
   price $14,900 324-char remark

   Show marketing remark (324 chars)

   NO BLIND OFFERS. Agents please use showing instructions provided. This Fort Myers single family home has 1019 sq ft living area, three bedrooms and one bath. Built in 1967, this home features a nice fenced in backyard with a layout of beautiful trees. Sold As Is. Kitchen items are completely missing. Possible mold problem.

9. 2015-03-02
   price $110,000

   Show marketing remark (324 chars)

   NO BLIND OFFERS. Agents please use showing instructions provided. This Fort Myers single family home has 1019 sq ft living area, three bedrooms and one bath. Built in 1967, this home features a nice fenced in backyard with a layout of beautiful trees. Sold As Is. Kitchen items are completely missing. Possible mold problem.

10. 2011-03-26
    soldstatus $27,000
11. 2011-02-21
    price $30,000
12. 2010-05-19
    soldstatus $15,000 324-char remark

    Show marketing remark (324 chars)

    NO BLIND OFFERS. Agents please use showing instructions provided. This Fort Myers single family home has 1019 sq ft living area, three bedrooms and one bath. Built in 1967, this home features a nice fenced in backyard with a layout of beautiful trees. Sold As Is. Kitchen items are completely missing. Possible mold problem.

13. 2006-07-26
    soldstatus $113,000
14. 2006-07-11
    soldstatus $113,000
15. 1996-03-20
    soldstatus $9,600

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/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 2/10 Low
• 🌡 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: $20,196
• − Mortgage interest: −$8,346
• − Property taxes: −$1,985
• − Insurance: −$745
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,335
• Taxable income: $1,555
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,476/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

+1452.1% since first listed

15 events — show timeline

• 2026-02-18 Relisted — BEARMLS
• 2026-01-26 Pending — BEARMLS
• 2025-12-05 Listed $149,000 BEARMLS
• 2016-06-09 Sold (Public Records) $59,000 Public Records
• 2015-11-19 Listing Removed — FORTMLS
• 2015-09-17 Price Changed $63,000 FORTMLS
• 2015-05-25 Listed $68,000 FORTMLS
• 2015-03-02 Price Changed $14,900 FORTMLS
• 2015-03-02 Price Changed $110,000 FORTMLS
• 2011-03-26 Sold (MLS) $27,000 FORTMLS
• 2011-02-21 Price Changed $30,000 FORTMLS
• 2010-05-19 Sold (MLS) $15,000 FORTMLS
• 2006-07-26 Sold (Public Records) $113,000 Public Records
• 2006-07-11 Sold (MLS) $113,000 FORTMLS
• 1996-03-20 Sold (Public Records) $9,600 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,985 · -5.7% YoY. Source: county tax records.