3300 S Coconut Island Dr · Estero, FL 34134

$409,000

2 bd · 3.0 ba · 1,692 sqft · SingleFamily · 1 Days on market

Built 2001 Good condition $242/sqft · 22% below area Est $522k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Not all condos are created equal. Impeccable lake view coach home, west of 41, designer appointed features and furniture included. Looking for a truly gorgeous Florida tropical setting this is the furnished condo for you. Coconut Shores, is a gated community minutes from Coconut Point mall. You will fall in love with this furnished 2 bedroom + den, 3 (2,1) bath, second floor condo with attached 2 car garage. The condo overlooks a large fishing lake, island, huge swimming pool with large pool deck area, hot tub, huge newly remodeled tiki bar, 2 pickle ball/tennis courts, library, community room and pier for fishing with water feature and fitness center.

Key facts

• Gated community
• Pickle ball courts
• Furnished condo

Tags

• LAKE VIEW
• GATED COMMUNITY
• FURNISHED CONDO
• FISHING LAKE
• HUGE SWIMMING POOL
• PICKLE BALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $409k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (25.8% below list).
• Recommended offer: $303k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.1% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 752 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $303,346 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $521,977
• List price: $409,000
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23161 Coconut Shores Dr	0.22mi	3/2.0 (+1)	1,705 (+1%)	0mo	$385,000	$226	79
23220 Coconut Shores Dr	0.14mi	3/2.0 (+1)	1,705 (+1%)	5mo	$412,000	$242	79
23049 Marsh Landing Blvd	0.39mi	3/2.0 (+1)	1,688 (-0%)	5mo	$502,000	$297	68
23120 Grassy Pine Dr	0.35mi	3/2.0 (+1)	1,739 (+3%)	13mo	$330,000	$190	59
22854 Forest Ridge Dr	0.58mi	3/2.0 (+1)	1,691 (-0%)	6mo	$390,000	$231	58
4527 Sierra Ln	0.73mi	3/2.0 (+1)	1,583 (-6%)	13mo	$480,000	$303	36

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 · 2.85% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.18×
• Total profit: $-94,079
• Equity at exit: $60,983

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-118,877
• Equity at exit: $35,363

Cash invested: $114,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $484,950 ($301/sqft)
• Median days on market: 88 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34134

• Rents YoY: 2.9%
• Active inventory: 752
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,033 high
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-430

Break-even live

Break-even rent $3,578

Max offer price $346,768

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-289	+0% $-430	+5% $-571	+10% $-713
Rent	-10% $-670	-5% $-550	+0% $-430	+5% $-310	+10% $-190
Rate	-1.0pp $-224	-0.5pp $-326	base $-430	+0.5pp $-536	+1.0pp $-644

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: $102,250
• Closing costs: $12,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3441 Morning Lake Dr #202 Estero, FL	3.0	2.5	2045	$6,000	$2.93	59d	1	0.21mi
23580 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	967	$1,800	$1.86	19d	2	0.23mi
23176 Grassy Pine Dr Estero, FL	2.0	2.0	1954	$5,000	$2.56	72d	1	0.27mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	52d	1	0.32mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$1,950	$1.57	35d	1	0.32mi
23520 Walden Center Dr #308 Estero, FL	2.0	2.0	1239	$2,000	$1.61	72d	1	0.32mi
23640 Walden Center Dr Estero, FL	2.0	2.0	1052	$1,972	$1.88	35d	2	0.34mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	65d	3	0.37mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	17d	3	0.37mi
23500 Walden Center Dr Estero, FL	1.0–2.0	1.0–2.0	803	$2,800	$3.48	41d	3	0.37mi
23036 Lone Oak Dr Estero, FL	3.0	2.0	1524	$4,500	$2.95	72d	1	0.37mi
23680 Walden Center Dr #107 Estero, FL	2.0	2.0	1052	$1,850	$1.76	17d	1	0.40mi
23710 Walden Center Dr Estero, FL	2.0–3.0	1.0–2.0	1203	$1,800	$1.50	39d	2	0.42mi
23710 Walden Center Dr #308 Estero, FL	3.0	2.0	1355	$3,000	$2.21	72d	1	0.42mi
23007 Lone Oak Dr Estero, FL	2.0	2.0	1524	$3,950	$2.59	72d	1	0.43mi
3578 Heron Cove Ct Bonita Springs, FL	3.0	3.0	2185	$9,000	$4.12	72d	1	0.48mi
8010 Via Sardinia Way Estero, FL	1.0–2.0	1.5–2.0	1202	$2,300	$1.91	72d	2	0.58mi
8010 Via Sardinia Way #4208 Estero, FL	3.0	2.0	1351	$3,800	$2.81	72d	1	0.58mi
8010 Via Sardinia St #202 Estero, FL	2.0	2.0	1480	$2,200	$1.49	65d	1	0.58mi
8000 Via Sardinia Way #5301 Estero, FL	3.0	2.0	1351	$2,500	$1.85	52d	1	0.60mi
8000 Via Sardinia Way #5207 Estero, FL	2.0	2.0	1380	$5,500	$3.99	72d	1	0.60mi
23161 Fashion Dr #7109 Estero, FL	2.0	2.0	1444	$4,000	$2.77	72d	1	0.61mi
23159 Amgci Way #3314 Estero, FL	2.0	2.0	1226	$2,100	$1.71	25d	1	0.63mi
23159 Amgci Way Estero, FL	1.0–2.0	1.5–2.0	1164	$3,295	$2.83	16d	2	0.63mi
8011 Via Monte Carlo Way #2213 Estero, FL	2.0	2.0	1226	$2,450	$2.00	61d	1	0.65mi
8011 Via Monte Carlo Way #2209 Estero, FL	2.0	2.5	1857	$2,800	$1.51	68d	1	0.65mi
8011 Via Monte Carlo Way #2111 Estero, FL	2.0	2.0	1480	$2,450	$1.66	46d	1	0.65mi
8560 Evernia Ct #204 Estero, FL	3.0	2.0	1528	$2,100	$1.37	39d	1	0.68mi
8560 Evernia Ct #204 Estero, FL	3.0	2.0	1440	$2,100	$1.46	70d	1	0.68mi
8001 Via Monte Carlo Way Estero, FL	3.0	2.0	1375	$3,100	$2.25	19d	2	0.69mi
8001 Via Monte Carlo Way Estero, FL	3.0	2.0	1375	$2,950	$2.14	17d	2	0.69mi
8540 Violeta St #202 Estero, FL	3.0	2.0	1440	$2,495	$1.73	72d	1	0.69mi
8561 Evernia Ct #101 Estero, FL	2.0	2.0	1068	$1,950	$1.83	30d	1	0.70mi
21715 Bridgegate Ct Estero, FL	3.0	2.0	1407	$2,750	$1.95	72d	1	0.71mi
8560 Violeta St #204 Estero, FL	2.0	2.0	1272	$2,500	$1.97	32d	1	0.71mi
8560 Violeta St #101 Estero, FL	2.0	3.0	1261	$2,200	$1.74	72d	1	0.71mi
23440 Alamanda Dr #201 Estero, FL	2.0	2.0	1152	$4,750	$4.12	19d	1	0.72mi
8561 Violeta St #202 Bonita Springs, FL	3.0	2.0	1440	$2,950	$2.05	72d	1	0.72mi
8510 Violeta St #201 Estero, FL	2.0	2.0	1152	$2,400	$2.08	72d	1	0.76mi
23520 Alamanda Dr #203 Estero, FL	2.0	2.0	1244	$2,200	$1.77	52d	1	0.76mi

Listing history 1 events

1. 2026-05-26
   listed $409,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,402
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − Depreciation: −$11,898
• Taxable loss: −$12,411
• Est. tax savings @ 24.0%: +$2,979
• After-tax cash flow: $-2,182/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $8,460–$25,380 screening

This single-family home in Estero, FL, is in good condition with a good exterior and interior. It offers a great location and amenities, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof inspection — Ensures long-term durability and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Bonita Springs Elementary School C- FL #976/2,144 Nat'l #11,114/41,679 Middle Lexington Middle School B- FL #183/571 Nat'l #2,564/14,009 High South Fort Myers High School F FL #489/667 Nat'l #12,196/17,239

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

B Composite livability gradescore 79/100

Livability — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 871,946 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Romanian 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -236.48%
• Current HPI: 237.4416
• Rent YoY: ▲ 2.85%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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