11780 Grand Belvedere Way #203 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +10.4/15.0
- Schools +4.7/10.0
- Cash flow +4.6/30.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- 1% rule +3.8/10.0
- Rent growth +2.6/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$359,000
11780 Grand Belvedere Way #203 · Fort Myers, FL 33913
3 bd · 2.0 ba · 1,873 sqft · Condo
· 63 Days on market
Built 2019
1-car garage
$192/sqft
· 6% below area
Est $383k · 6% under
$921/mo HOA · 29% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
READY TO MOVE-IN! Fabulous end-unit condo in the sought-after community of Arborwood Preserve is being sold turnkey! Just bring your clothes and personal items! This neutral, two-bedroom unit features two bathrooms with a versatile flex room that can be used as a home office, TV room, or bedroom. Oversized screened lanai that runs the entire length of unit and features two sets of sliders for easy entry from the great room and dining room. Stainless steel appliances, impact doors and windows, tile on diagonal throughout main living areas, and new luxury vinyl in the den and bedrooms, afford owners a virtually maintenance-free lifestyle!
Key facts
- End-unit condo
- Flex room
- $921 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath condo listed at $359k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-914 ($-11k/yr) — negative.
- To cash-flow at today's rent, offer at most $227k (36.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (12.3% below list).
- Recommended offer: $227k (36.8% below list) — sets the bar for cash-flow.
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.
- Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
- Market conditions: Rents flat; 954 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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).
- This rent runs 34% of the median local income ($110k/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 $2k 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 63 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 29% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$226,740
(36.8% below list)
Questions for the listing agent
- 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?
- It's been on market 63 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.88% ✗
- Cap rate
- 3.24%
- Cash-on-cash
- -10.91%
- DSCR
- 0.51
- GRM
- 9.5
CMA / ARV
- ARV (median comp)
- $383,469
- List price
- $359,000
- Delta
- -6.38%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11781 Grand Belvedere Way #203 | 0.03mi | 2/2.0 (-1) | 1,873 (0%) | 2mo | $342,000 | $183 | 92 |
| 11331 Merriweather Ct | 0.33mi | 3/2.0 | 1,912 (+2%) | 2mo | $680,000 | $356 | 80 |
| 11597 Golden Oak Ter | 0.47mi | 2/2.0 (-1) | 1,917 (+2%) | 0mo | $400,000 | $209 | 69 |
| 11543 Golden Oak Ter | 0.58mi | 2/2.0 (-1) | 1,917 (+2%) | 2mo | $400,000 | $209 | 62 |
| 11175 Callaway Greens Dr | 0.93mi | 3/2.0 | 1,820 (-3%) | 0mo | $480,000 | $264 | 60 |
| 11395 Tiverton Trce | 1.10mi | 3/2.0 | 2,010 (+7%) | 0mo | $485,000 | $241 | 53 |
| 11920 Bourke Pl | 0.50mi | 3/2.0 | 2,177 (+16%) | 0mo | $600,000 | $276 | 52 |
| 10878 Dennington Rd | 0.96mi | 2/2.0 (-1) | 1,969 (+5%) | 0mo | $540,000 | $274 | 51 |
| 12168 Country Day Cir | 1.19mi | 3/2.0 | 2,112 (+13%) | 0mo | $420,000 | $199 | 44 |
| 12258 Championship Cir | 0.98mi | 3/2.0 | 1,601 (-14%) | 2mo | $370,000 | $231 | 39 |
| 11772 Mahogany Run | 1.03mi | 3/3.0 | 2,282 (+22%) | 0mo | $472,000 | $207 | 36 |
| 11217 Suffield St | 1.13mi | 2/2.0 (-1) | 1,540 (-18%) | 0mo | $350,000 | $227 | 35 |
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
- -40.4%
- Equity multiple
- -0.23×
- Total profit
- $-123,895
- Equity at exit
- $53,528
10-year hold
- IRR
- -95.5%
- Equity multiple
- -1.11×
- Total profit
- $-211,967
- Equity at exit
- $31,040
Cash invested: $100,520 (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.
Active competition Active MLS
- For sale now
- 0 active · 6 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 954
- Price-to-rent
- 9.5×
Monthly cashflow live
↻
- Estimated rent
- $3,149 high interval (Pro) →
- Mortgage (P&I)
- −$1,883
- Tax est. 1.5%
- −$449 /mo · $5,385/yr
- Insurance
- −$150
- HOA
- −$921
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$661
- Net cashflow
- $-914
Break-even live
Break-even rent
$4,306
Max offer price
$226,740
Occupancy floor
—
Sensitivity live
| Price | -10% $-666 | -5% $-790 | +0% $-914 | +5% $-1,038 | +10% $-1,162 |
|---|---|---|---|---|---|
| Rent | -10% $-1,163 | -5% $-1,038 | +0% $-914 | +5% $-790 | +10% $-665 |
| Rate | -1.0pp $-733 | -0.5pp $-823 | base $-914 | +0.5pp $-1,007 | +1.0pp $-1,102 |
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
- $89,750
- Closing costs
- $10,770
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 11624 Onyx Cir Fort Myers, FL | 3.0 | 3.0 | 2201 | $5,000 | $2.27 | 39d | 1 | 0.46mi |
| 12090 Summergate Cir #101 Fort Myers, FL | 3.0 | 2.0 | 1231 | $1,825 | $1.48 | 72d | 1 | 0.47mi |
| 12090 Summergate Cir #101 Fort Myers, FL | 3.0 | 2.0 | 1231 | $1,825 | $1.48 | 46d | 1 | 0.47mi |
| 11548 Shady Blossom Dr Fort Myers, FL | 4.0 | 3.0 | 2032 | $4,500 | $2.21 | 17d | 1 | 0.54mi |
| 11564 Golden Oak Ter Fort Myers, FL | 2.0 | 2.0 | 1917 | $2,500 | $1.30 | 46d | 1 | 0.54mi |
| 12062 Via Lighthouse Ln Fort Myers, FL | 3.0 | 2.5 | 1879 | $2,050 | $1.09 | 19d | 1 | 0.58mi |
| 11530 Villa Grand #1115 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,750 | $1.31 | 19d | 1 | 0.61mi |
| 11530 Villa Grand #1115 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,750 | $1.31 | 41d | 1 | 0.61mi |
| 11571 Villa Grand #617 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,950 | $1.46 | 35d | 1 | 0.70mi |
| 11012 Castlereagh St Fort Myers, FL | 3.0 | 3.0 | 2517 | $12,000 | $4.77 | 72d | 1 | 0.79mi |
| 11701 Avingston Ter Fort Myers, FL | 2.0 | 2.0 | 1553 | $5,500 | $3.54 | 63d | 1 | 0.84mi |
| 10952 Clarendon St Fort Myers, FL | 2.0 | 2.0 | 1582 | $4,000 | $2.53 | 72d | 1 | 0.85mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 46d | 1 | 0.86mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 52d | 1 | 0.86mi |
| 12300 Professional Park Dr Fort Myers, FL | 1.0–3.0 | 1.0–2.0 | 1058 | $2,345 | $2.22 | 72d | 25 | 0.87mi |
| 10879 Rutherford Rd Fort Myers, FL | 2.0 | 2.0 | 1566 | $5,500 | $3.51 | 30d | 1 | 0.92mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $8,000 | $5.58 | 63d | 1 | 0.92mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $4,500 | $3.14 | 46d | 1 | 0.92mi |
| 12096 Ledgewood Cir Fort Myers, FL | 3.0 | 2.0 | 1798 | $2,850 | $1.59 | 72d | 1 | 0.95mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 19d | 1 | 0.97mi |
| 11442 Tiverton Trce Fort Myers, FL | 3.0 | 2.0 | 2010 | $9,500 | $4.73 | 72d | 1 | 1.01mi |
| 10271 Glastonbury Cir #102 Fort Myers, FL | 2.0 | 2.0 | 1550 | $4,500 | $2.90 | 72d | 1 | 1.10mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 72d | 1 | 1.12mi |
| 12074 Country Day Cir Fort Myers, FL | 3.0 | 2.0 | 2110 | $2,400 | $1.14 | 16d | 1 | 1.12mi |
| 12908 New Market St #201 Fort Myers, FL | 3.0 | 2.5 | 2198 | $3,000 | $1.36 | 72d | 1 | 1.14mi |
| 11387 Waterford Village Dr Fort Myers, FL | 3.0 | 2.0 | 1732 | $2,795 | $1.61 | 32d | 1 | 1.15mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 52d | 1 | 1.16mi |
| 11801 Pine Timber Ln Fort Myers, FL | 3.0 | 2.5 | 2508 | $8,000 | $3.19 | 72d | 1 | 1.16mi |
| 11394 Waterford Village Dr Fort Myers, FL | 3.0 | 3.0 | 1790 | $2,850 | $1.59 | 35d | 1 | 1.21mi |
| 11619 Meadowrun Cir Fort Myers, FL | 3.0 | 2.5 | 2242 | $2,495 | $1.11 | 72d | 1 | 1.21mi |
| 11225 Lithgow Ln Fort Myers, FL | 2.0 | 2.0 | 2153 | $4,500 | $2.09 | 46d | 1 | 1.23mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 70d | 1 | 1.24mi |
| 12171 Treeline Ave Fort Myers, FL | 1.0–3.0 | 1.0–2.0 | 1256 | $3,331 | $2.65 | 16d | 24 | 1.25mi |
| 12774 Devonshire Lakes Cir Fort Myers, FL | 2.0 | 2.0 | 1527 | $1,950 | $1.28 | 27d | 1 | 1.26mi |
| 12016 Five Waters Cir Fort Myers, FL | 3.0 | 2.0 | 1646 | $4,500 | $2.73 | 72d | 1 | 1.28mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 72d | 1 | 1.32mi |
| 13071 Georges Cay Pl Fort Myers, FL | 3.0 | 3.0 | 1600 | $3,800 | $2.38 | 72d | 1 | 1.32mi |
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 72d | 1 | 1.34mi |
| 13068 Georges Cay Pl Fort Myers, FL | 3.0 | 2.5 | 1590 | $2,900 | $1.82 | 63d | 1 | 1.34mi |
| 12797 Vista Pine Cir Fort Myers, FL | 4.0 | 2.0 | 2146 | $2,495 | $1.16 | 41d | 1 | 1.36mi |
Property features AI
Finance
- Other
- Part of a community with roughly 120 units and buildings with up to 6 units; this unit is on a single-story floor plan
- Financial info
- Total annual recurring fees approximately $11,452Total one-time fees approximately $1,300
- HOA & community
- Mandatory HOAOn-site managementQuarterly HOA feesMaster association fees includedMaintenance covers insurance, irrigation water, lawn/land maintenance, pest control (exterior), sewer, street lights, street maintenance, trash removal, water, internet/WiFi access, manager, legal/accounting, reserves, recreation facilities, and securityCommunity amenities include clubhouse, community pool, exercise room, bocce court, pickleball, tennis, theater, business center, library, community room, restaurant, hobby room, sidewalks, and streetlights
Exterior
- Parking
- Attached 1-car garagePaved drivewayGuest parking
- Security
- Gated community with guard at gate
- Utilities
- Central water (assessments paid)Whole-house reverse osmosisWater softenerCentral sewer (assessments paid)Electric service
- Home design
- Residential carriage/coach unit in a low-rise (1-3) buildingBuilt in 2019Concrete block construction with stucco exteriorTile roofRear exposure to the westZero lot lineLocated in the gated Arborwood Preserve community
- Construction
- Concrete block constructionStucco finishTile roofImpact resistant windows and doors
- Exterior features
- PatioPrivacy wallAutomatic sprinkler system
Interior
- Kitchen
- IslandPantryElectric cooktopRangeSelf-cleaning ovenMicrowaveDishwasherDisposalRefrigerator/freezerReverse osmosis water filtration (entire house)
- Bedrooms
- 3 bedroomsSplit bedroom layout
- Flooring
- TileVinyl
- Bathrooms
- 2 full bathroomsMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- French doorsPantrySmoke detectorsWalk-in closetWindow coveringsDen (study)Great roomGuest bathGuest roomScreened lanai/porchTurnkey
- Laundry & utility
- Washer and dryer in residenceWater treatment system (owned)
HOA detail $921/mo · $11,052/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 48 events
-
2026-08-08days on market $359,000 Active 63 DOM
-
2026-08-07days on market $359,000 Active 62 DOM
-
2026-08-06days on market $359,000 Active 61 DOM
-
2026-08-05days on market $359,000 Active 60 DOM
-
2026-08-04days on market $359,000 Active 59 DOM
-
2026-08-03days on market $359,000 Active 58 DOM
-
2026-07-31days on market $359,000 Active 55 DOM
-
2026-07-30days on market $359,000 Active 53 DOM
-
2026-07-28days on market $359,000 Active 52 DOM
-
2026-07-26days on market $359,000 Active 50 DOM
-
2026-07-24days on market $359,000 Active 48 DOM
-
2026-07-23days on market $359,000 Active 47 DOM
-
2026-07-22days on market $359,000 Active 46 DOM
-
2026-07-21days on market $359,000 Active 45 DOM
-
2026-07-18days on market $359,000 Active 42 DOM
-
2026-07-18days on market $359,000 Active 41 DOM
-
2026-07-16days on market $359,000 Active 40 DOM
-
2026-07-15days on market $359,000 Active 39 DOM
-
2026-07-14days on market $359,000 Active 38 DOM
-
2026-07-13days on market $359,000 Active 37 DOM
-
2026-07-13days on market $359,000 Active 36 DOM
-
2026-07-12days on market $359,000 Active 35 DOM
-
2026-07-10days on market $359,000 Active 34 DOM
-
2026-07-09days on market $359,000 Active 33 DOM
-
2026-07-07days on market $359,000 Active 31 DOM
-
2026-07-06days on market $359,000 Active 30 DOM
-
2026-07-05days on market $359,000 Active 29 DOM
-
2026-07-03days on market $359,000 Active 27 DOM
-
2026-07-02days on market $359,000 Active 26 DOM
-
2026-07-01days on market $359,000 Active 25 DOM
-
2026-06-30days on market $359,000 Active 24 DOM
-
2026-06-29days on market $359,000 Active 23 DOM
-
2026-06-28days on market $359,000 Active 22 DOM
-
2026-06-27days on market $359,000 Active 21 DOM
-
2026-06-27days on market $359,000 Active 20 DOM
-
2026-06-25days on market $359,000 Active 18 DOM
-
2026-06-22days on market $359,000 Active 16 DOM
-
2026-06-22days on market $359,000 Active 15 DOM
-
2026-06-18days on market $359,000 Active 12 DOM
-
2026-06-17days on market $359,000 Active 11 DOM
-
2026-06-16days on market $359,000 Active 10 DOM
-
2026-06-15days on market $359,000 Active 9 DOM
-
2026-06-13days on market $359,000 Active 7 DOM
-
2026-06-10days on market $359,000 Active 4 DOM
-
2026-06-09days on market $359,000 Active 3 DOM
-
2026-06-08days on market $359,000 Active 2 DOM
-
2026-06-07remarks 699-char remark
-
2026-06-07$359,000 Active 1 DOM
ⓘ 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 5/10 Major
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $37,792
- − Mortgage interest
- −$20,110
- − Property taxes
- −$5,385
- − Insurance
- −$1,795
- − Repairs & maintenance
- −$3,023
- − Management
- −$3,023
- − HOA
- −$11,052
- − Depreciation
- −$10,444
- Taxable loss
- −$17,040
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$4,090
- After-tax cash flow
- $-6,879/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 · 13 photos
80/100
Cosmetic rehab
Est. rehab $9,365–$28,095 screening
This move-in ready home in Arborwood Preserve offers a good condition with minimal repairs needed. The exterior and interior are in good condition, and the home is located in a desirable community with a pool and amenities.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and resale value ↑
- Both Clean gutters — Improves drainage and reduces maintenance costs ↑
ⓘ 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 46/100
Zoned Schools
Elementary
Gateway Elementary School
C
FL #949/2,144
Nat'l #10,846/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Lehigh Senior High School
F
FL #394/667
Nat'l #10,121/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
1 event — show timeline
- 2026-06-06 Listed $359,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…