10293 Prato Dr · Fort Myers, FL 33913

$365,000

2 bd · 2.0 ba · 1,564 sqft · Condo public records · 158 Days on market

Built 2018 $691/mo HOA · 14% 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 +20.5/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

just in time for the holidays and winter season. This gorgeous 2BR | 2BA + den Orchid design is situated in the recently completed final phase at Pelican Preserve. This home offers a spacious open concept that will not disappoint! Inside this meticulous home you'll find granite counter tops throughout, SS appliances, neutral 20" tile flooring throughout, volume ceilings, crown molding & much more. Enjoy the great outdoors relaxing in the covered lanai with storm screen that overlooks a beautiful 4-acre lake. The extended lanai expands the homes outdoor living area - ideal for entertaining friends & family while providing extra outdoor space to spread out and socialize. Located in The nation’s 6th best 55+ active resort casual community with an amazing one-of-a-kind town center makes it easy to meet new friends, stay active and discover new things to do from: tennis & pickleball, staffed fitness & indoor aquatics center with walking track, 2 restaurants with outdoor seating, happy hours & live entertainment, 99 seat cinema, outdoor concert lawn, planned activities, miles of walking & biking paths. Pelican Preserve is located close to restaurants, shopping, medical & the airport.

Key facts

• Lake views
• Open living space
• Tile flooring

Tags

• LAKE VIEWS
• OPEN LIVING SPACE
• GREAT ROOM FLOOR PLAN
• TILE FLOORING
• OPEN KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Community contains 2 units
• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with quarterly fees; Association covers management, cable TV, golf, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, and trash; Community amenities include beach rights, basketball, bocce, business center, clubhouse, dog park, fitness center, golf course, library, pier, playground, pickleball, park, pool, putting greens, RV/boat storage, restaurant, sauna, spa/hot tub, tennis courts, and trails; Gated community with golf; Senior community

Exterior

• Parking: Attached garage; Covered parking for 2 cars
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Irrigation with reclaimed water
• Home design: Single-story; South-facing; Resale property; Property is attached (community/duplex style)
• Construction: Tile roof; Block, concrete, and stucco construction
• Exterior features: Patio; Lanai; Screened porch; Porch; Attached guest house; Lake view / waterfront on a lake; North exposure; Rectangular lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bedrooms: Includes an office (listed as a room type)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Bathtub; Dual sinks; Open living/dining area; Separate shower; High-speed internet available; Home office; Sliding windows; Shutters; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $321k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 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 $4,881/mo this rent would consume 53% 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 $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 158 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-40,591
• Equity at exit: $54,423

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-42,585
• Equity at exit: $31,559

Cash invested: $102,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $4,881 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$620 /mo · $7,436/yr
• Insurance: −$152
• HOA: −$691
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $480

Break-even live

Break-even rent $4,274

Max offer price $365,000

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	3d	1	0.07mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	0.14mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	24d	1	0.14mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	0.58mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	0.62mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	0.64mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	0.65mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.68mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.69mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	24d	1	0.77mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.80mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.86mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	15d	1	0.94mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	0.94mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	24d	1	0.95mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	12d	1	0.99mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	1.00mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.01mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.02mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.02mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	1.05mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	1.05mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	3d	1	1.05mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,550	$1.22	24d	2	1.05mi
12010 Rock Brook Run #1704 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	21d	1	1.08mi
12011 Rock Brook Run #2003 Fort Myers, FL	2.0	2.5	1344	$1,650	$1.23	16d	1	1.10mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	12d	1	1.10mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	1.11mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	24d	1	1.11mi
5118 30th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	1.12mi
12001 Rock Brook Run #1903 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	3d	1	1.12mi
5130 30th St SW Lehigh Acres, FL	3.0	2.0	1179	$1,750	$1.48	24d	1	1.12mi
5128 30th St SW Lehigh Acres, FL	3.0	2.0	1179	$1,500	$1.27	24d	1	1.12mi
2903 Owen Ave S Unit 2903 Lehigh Acres, FL	2.0	2.0	1100	$1,275	$1.16	24d	1	1.12mi
167 Meadow Rd Lehigh Acres, FL	2.0	2.0	1221	$1,875	$1.54	3d	1	1.14mi
167 Meadow Rd Lehigh Acres, FL	2.0	2.0	1221	$1,875	$1.54	24d	1	1.14mi
5202 30th St SW Lehigh Acres, FL	3.0	2.0	1114	$1,500	$1.35	3d	1	1.15mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	24d	1	1.15mi
5235 30th St SW Lehigh Acres, FL	3.0	2.0	1123	$1,700	$1.51	24d	1	1.16mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	24d	1	1.17mi

HOA detail condo

• Monthly dues: $691 · $8,292/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-17
   days on market $365,000 Active 158 DOM
2. 2026-06-16
   days on market $365,000 Active 157 DOM
3. 2026-06-15
   days on market $365,000 Active 156 DOM
4. 2026-06-13
   days on market $365,000 Active 154 DOM
5. 2026-06-10
   days on market $365,000 Active 151 DOM
6. 2026-06-09
   days on market $365,000 Active 150 DOM
7. 2026-06-07
   days on market $365,000 Active 148 DOM
8. 2026-06-02
   days on market $365,000 Active 143 DOM
9. 2026-06-01
   days on market $365,000 Active 142 DOM
10. 2026-06-01
    days on market $365,000 Active 141 DOM
11. 2026-03-30
    price $365,000
12. 2026-03-04
    price $375,000
13. 2026-01-29
    price $390,000
14. 2026-01-02
    listed $410,000 Active
15. 2021-11-02
    soldstatus $382,500
16. 2021-11-01
    soldstatus $382,500 Closed 1249-char remark

    Show marketing remark (1249 chars)

    just in time for the holidays and winter season. This gorgeous 2BR | 2BA + den Orchid design is situated in the recently completed final phase at Pelican Preserve. This home offers a spacious open concept that will not disappoint! Inside this meticulous home you'll find granite counter tops throughout, SS appliances, neutral 20" tile flooring throughout, volume ceilings, crown molding & much more. Enjoy the great outdoors relaxing in the covered lanai with storm screen that overlooks a beautiful 4-acre lake. The extended lanai expands the homes outdoor living area - ideal for entertaining friends & family while providing extra outdoor space to spread out and socialize. Located in The nation’s 6th best 55+ active resort casual community with an amazing one-of-a-kind town center makes it easy to meet new friends, stay active and discover new things to do from: tennis & pickleball, staffed fitness & indoor aquatics center with walking track, 2 restaurants with outdoor seating, happy hours & live entertainment, 99 seat cinema, outdoor concert lawn, planned activities, miles of walking & biking paths. Pelican Preserve is located close to restaurants, shopping, medical & the airport.

17. 2021-10-14
    status Pending 1249-char remark

    Show marketing remark (1249 chars)

    just in time for the holidays and winter season. This gorgeous 2BR | 2BA + den Orchid design is situated in the recently completed final phase at Pelican Preserve. This home offers a spacious open concept that will not disappoint! Inside this meticulous home you'll find granite counter tops throughout, SS appliances, neutral 20" tile flooring throughout, volume ceilings, crown molding & much more. Enjoy the great outdoors relaxing in the covered lanai with storm screen that overlooks a beautiful 4-acre lake. The extended lanai expands the homes outdoor living area - ideal for entertaining friends & family while providing extra outdoor space to spread out and socialize. Located in The nation’s 6th best 55+ active resort casual community with an amazing one-of-a-kind town center makes it easy to meet new friends, stay active and discover new things to do from: tennis & pickleball, staffed fitness & indoor aquatics center with walking track, 2 restaurants with outdoor seating, happy hours & live entertainment, 99 seat cinema, outdoor concert lawn, planned activities, miles of walking & biking paths. Pelican Preserve is located close to restaurants, shopping, medical & the airport.

18. 2021-10-06
    listed $390,000 Active 1249-char remark

    Show marketing remark (1249 chars)

    just in time for the holidays and winter season. This gorgeous 2BR | 2BA + den Orchid design is situated in the recently completed final phase at Pelican Preserve. This home offers a spacious open concept that will not disappoint! Inside this meticulous home you'll find granite counter tops throughout, SS appliances, neutral 20" tile flooring throughout, volume ceilings, crown molding & much more. Enjoy the great outdoors relaxing in the covered lanai with storm screen that overlooks a beautiful 4-acre lake. The extended lanai expands the homes outdoor living area - ideal for entertaining friends & family while providing extra outdoor space to spread out and socialize. Located in The nation’s 6th best 55+ active resort casual community with an amazing one-of-a-kind town center makes it easy to meet new friends, stay active and discover new things to do from: tennis & pickleball, staffed fitness & indoor aquatics center with walking track, 2 restaurants with outdoor seating, happy hours & live entertainment, 99 seat cinema, outdoor concert lawn, planned activities, miles of walking & biking paths. Pelican Preserve is located close to restaurants, shopping, medical & the airport.

19. 2020-03-19
    soldstatus $255,000
20. 2020-03-17
    soldstatus $255,000 Closed 1206-char remark

    Show marketing remark (1206 chars)

    Perhaps the best home available for sale in Prato at Pelican Preserve. This gorgeous 2 Bedroom 2 Bathroom + Den home with a spacious 2 car garage is filled with upgrades. This almost brand new home shows better than a builder model. Enjoy a FULL LAKE VIEW From the large EXTENDED LANAI. The interior of this home is completely loaded with so many designer touches; including window treatments, fans, crown molding, tile throughout, stainless steel appliances, brick pavered lanai with STORM SMART Hurricane shutters , and light fixtures. This active community offers several opt. Golf memberships to enjoy. The town center "Plaza del Sol" is the hub for all your social, fitness and sports activities making it easy to stay fit and entertained from the Indoor fitness pool, 2 outdoor resort style pools, staffed fitness & wellness studios, organized tennis complex w/ pro shop, pickleball, wood shop, arts & crafts studios, special interest clubs, billiards, 99 seat movie theater, two on-site restaurants featuring live entertainment & happy hour specials, outdoor concert pavilion, miles of walking & biking trails electric master panel is wired for portable generator

21. 2020-01-31
    status Pending 1206-char remark

    Show marketing remark (1206 chars)

    Perhaps the best home available for sale in Prato at Pelican Preserve. This gorgeous 2 Bedroom 2 Bathroom + Den home with a spacious 2 car garage is filled with upgrades. This almost brand new home shows better than a builder model. Enjoy a FULL LAKE VIEW From the large EXTENDED LANAI. The interior of this home is completely loaded with so many designer touches; including window treatments, fans, crown molding, tile throughout, stainless steel appliances, brick pavered lanai with STORM SMART Hurricane shutters , and light fixtures. This active community offers several opt. Golf memberships to enjoy. The town center "Plaza del Sol" is the hub for all your social, fitness and sports activities making it easy to stay fit and entertained from the Indoor fitness pool, 2 outdoor resort style pools, staffed fitness & wellness studios, organized tennis complex w/ pro shop, pickleball, wood shop, arts & crafts studios, special interest clubs, billiards, 99 seat movie theater, two on-site restaurants featuring live entertainment & happy hour specials, outdoor concert pavilion, miles of walking & biking trails electric master panel is wired for portable generator

22. 2020-01-16
    status Active 1206-char remark

    Show marketing remark (1206 chars)

    Perhaps the best home available for sale in Prato at Pelican Preserve. This gorgeous 2 Bedroom 2 Bathroom + Den home with a spacious 2 car garage is filled with upgrades. This almost brand new home shows better than a builder model. Enjoy a FULL LAKE VIEW From the large EXTENDED LANAI. The interior of this home is completely loaded with so many designer touches; including window treatments, fans, crown molding, tile throughout, stainless steel appliances, brick pavered lanai with STORM SMART Hurricane shutters , and light fixtures. This active community offers several opt. Golf memberships to enjoy. The town center "Plaza del Sol" is the hub for all your social, fitness and sports activities making it easy to stay fit and entertained from the Indoor fitness pool, 2 outdoor resort style pools, staffed fitness & wellness studios, organized tennis complex w/ pro shop, pickleball, wood shop, arts & crafts studios, special interest clubs, billiards, 99 seat movie theater, two on-site restaurants featuring live entertainment & happy hour specials, outdoor concert pavilion, miles of walking & biking trails electric master panel is wired for portable generator

23. 2020-01-16
    historical 1206-char remark

    Show marketing remark (1206 chars)

    Perhaps the best home available for sale in Prato at Pelican Preserve. This gorgeous 2 Bedroom 2 Bathroom + Den home with a spacious 2 car garage is filled with upgrades. This almost brand new home shows better than a builder model. Enjoy a FULL LAKE VIEW From the large EXTENDED LANAI. The interior of this home is completely loaded with so many designer touches; including window treatments, fans, crown molding, tile throughout, stainless steel appliances, brick pavered lanai with STORM SMART Hurricane shutters , and light fixtures. This active community offers several opt. Golf memberships to enjoy. The town center "Plaza del Sol" is the hub for all your social, fitness and sports activities making it easy to stay fit and entertained from the Indoor fitness pool, 2 outdoor resort style pools, staffed fitness & wellness studios, organized tennis complex w/ pro shop, pickleball, wood shop, arts & crafts studios, special interest clubs, billiards, 99 seat movie theater, two on-site restaurants featuring live entertainment & happy hour specials, outdoor concert pavilion, miles of walking & biking trails electric master panel is wired for portable generator

24. 2020-01-15
    listed $259,900 Active 1206-char remark

    Show marketing remark (1206 chars)

    Perhaps the best home available for sale in Prato at Pelican Preserve. This gorgeous 2 Bedroom 2 Bathroom + Den home with a spacious 2 car garage is filled with upgrades. This almost brand new home shows better than a builder model. Enjoy a FULL LAKE VIEW From the large EXTENDED LANAI. The interior of this home is completely loaded with so many designer touches; including window treatments, fans, crown molding, tile throughout, stainless steel appliances, brick pavered lanai with STORM SMART Hurricane shutters , and light fixtures. This active community offers several opt. Golf memberships to enjoy. The town center "Plaza del Sol" is the hub for all your social, fitness and sports activities making it easy to stay fit and entertained from the Indoor fitness pool, 2 outdoor resort style pools, staffed fitness & wellness studios, organized tennis complex w/ pro shop, pickleball, wood shop, arts & crafts studios, special interest clubs, billiards, 99 seat movie theater, two on-site restaurants featuring live entertainment & happy hour specials, outdoor concert pavilion, miles of walking & biking trails electric master panel is wired for portable generator

25. 2018-07-31
    soldstatus $232,000 Sold
26. 2018-06-22
    status Pending
27. 2018-06-15
    price $235,999
28. 2018-06-05
    listed $244,000 Active

ⓘ 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: $7,436 · $620/mo
• Projected year-2 tax: $7,436 · $620/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 9/10 Extreme 6 d/yr ≥107°F today · 25 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: $58,578
• − Mortgage interest: −$20,446
• − Property taxes: −$7,436
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,686
• − Management: −$4,686
• − HOA: −$8,292
• − Depreciation: −$10,618
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $5,613/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): 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

+49.6% since first listed

18 events — show timeline

• 2026-03-30 Price Changed $365,000 FORTMLS
• 2026-03-04 Price Changed $375,000 FORTMLS
• 2026-01-29 Price Changed $390,000 FORTMLS
• 2026-01-02 Listed $410,000 FORTMLS
• 2021-11-02 Sold (Public Records) $382,500 Public Records
• 2021-11-01 Sold (MLS) $382,500 FORTMLS
• 2021-10-14 Pending — FORTMLS
• 2021-10-06 Listed $390,000 FORTMLS
• 2020-03-19 Sold (Public Records) $255,000 Public Records
• 2020-03-17 Sold (MLS) $255,000 FORTMLS
• 2020-01-31 Pending — FORTMLS
• 2020-01-16 Relisted — FORTMLS
• 2020-01-16 Listing Removed — FORTMLS
• 2020-01-15 Listed $259,900 FORTMLS
• 2018-07-31 Sold (MLS) $232,000 NAPLESMLS
• 2018-06-22 Pending — NAPLESMLS
• 2018-06-15 Price Changed $235,999 NAPLESMLS
• 2018-06-05 Listed $244,000 NAPLESMLS

Property tax history

+26.0%/yr

Latest (2025): $7,436 · -1.5% YoY. Source: county tax records.