11217 Suffield St · Fort Myers, FL 33913

$365,000

2 bd · 2.0 ba · 1,540 sqft · Condo public records · 352 Days on market

Built 2011 $631/mo HOA · 12% of rent ↓ 21% since listing

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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
• 1% rule +9.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

Live with ease and elegance in this beautifully upgraded 2-bedroom + den villa located in the highly sought-after Bridgetown community in Fort Myers. This low-maintenance, attached villa welcomes you with crown molding throughout and extended-height doorways that enhance its open, upscale feel. The kitchen offers granite countertops and a reverse osmosis system for purified water right at the sink. The spacious primary suite features a walk-in closet with custom cabinetry and a granite-adorned bath with an upgraded shower door. You'll also enjoy thoughtful details like custom cabinetry in the garage and a well-maintained termite protection system from the time of construction. Step outside

Key facts

• Custom cabinetry
• Walk-in closet
• Upgraded shower door

Tags

• CROWN MOLDING
• GRANITE COUNTERTOPS
• REVERSE OSMOSIS SYSTEM
• WALK-IN CLOSET
• CUSTOM CABINETRY
• UPGRADED SHOWER DOOR

Property features AI

Finance

• Financial info: Pets allowed with conditions (breed restrictions apply)
• HOA & community: Homeowners association (quarterly fees); Association fees include management, cable, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, road maintenance, street lights and security; Community amenities: clubhouse, fitness center, pool and spa, tennis and pickleball courts, bocce court, playground, sidewalks, business center, management; Gated community

Exterior

• Parking: Attached garage; 2 covered/garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Irrigation: municipal and reclaimed water
• Home design: Single-story home; Entry level: 1; Faces southwest; Has a view
• Construction: Block, concrete and stucco construction; Tile roof; Rectangular lot; Lot dimensions approximately 47 x 140 (NE exposure)
• Exterior features: Patio; Lanai; Porch (screened); Room for pool; Shutters (manual); Guest house (attached); Smoke detector(s); Community pool

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator; Water purifier; Pantry; Eat-in kitchen; Breakfast bar
• Bedrooms: Guest quarters; Den
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Breakfast bar; Bathtub; Closet cabinetry; Dual sinks; Eat-in kitchen; French doors/atrium doors; High ceilings; Pantry; Separate shower; Cable TV available; Walk-in closets; Window treatments; High speed internet available; Split bedroom floorplan; Double hung windows; Shutters; Unfurnished
• Laundry & utility: Washer and dryer (inside laundry)

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 $789 ($9k/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 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 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 $5,127/mo this rent would consume 56% 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 352 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) 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 7→29/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 352 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: 1.40% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 5.9

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-21,608
• Equity at exit: $54,423

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-3,448
• 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: 5.9×

Monthly cashflow live

• Estimated rent: $5,127 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$565 /mo · $6,778/yr
• Insurance: −$152
• HOA: −$631
• Vacancy / Maint / Mgmt: −$1,077
• Net cashflow: $789

Break-even live

Break-even rent $4,129

Max offer price $365,000

Occupancy floor 80%

Sensitivity live

Price	-10% $995	-5% $892	+0% $789	+5% $685	+10% $582
Rent	-10% $384	-5% $586	+0% $789	+5% $991	+10% $1,194
Rate	-1.0pp $972	-0.5pp $881	base $789	+0.5pp $694	+1.0pp $598

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
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	24d	1	0.05mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	24d	1	0.22mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	0.23mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	0.27mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.29mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	24d	1	0.29mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.34mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.34mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	4d	1	0.35mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	15d	1	0.37mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.41mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.47mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	0.47mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	24d	1	0.49mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	0.52mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	24d	1	0.66mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	0.69mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	24d	1	0.74mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.81mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	0.81mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	0.81mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	0.83mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.83mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	24d	1	0.83mi
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	24d	1	0.88mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.90mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.90mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	0.90mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.91mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	0.92mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	4d	1	0.93mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	24d	1	0.93mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.94mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.94mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	24d	1	0.95mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	12d	1	0.96mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.99mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	1.00mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	24d	1	1.01mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	24d	1	1.02mi

HOA detail condo

• Monthly dues: $631 · $7,572/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-17
   days on market $365,000 Active 352 DOM
2. 2026-06-16
   days on market $365,000 Active 351 DOM
3. 2026-06-16
   days on market $365,000 Active 350 DOM
4. 2026-06-13
   days on market $365,000 Active 348 DOM
5. 2026-06-09
   days on market $365,000 Active 344 DOM
6. 2026-06-07
   days on market $365,000 Active 342 DOM
7. 2026-06-02
   days on market $365,000 Active 337 DOM
8. 2026-06-01
   days on market $365,000 Active 336 DOM
9. 2026-06-01
   days on market $365,000 Active 335 DOM
10. 2026-04-29
    status Active
11. 2026-04-17
    status Pending
12. 2026-03-31
    price $365,000
13. 2025-06-18
    listed $395,000 Active
14. 2025-05-26
    historical
15. 2025-05-13
    price $405,000
16. 2025-04-22
    price $409,000
17. 2025-03-13
    price $410,000
18. 2025-02-07
    listed $415,000 Active
19. 2025-02-07
    historical
20. 2025-02-05
    historical
21. 2025-01-21
    price $415,000
22. 2024-07-08
    price $449,000
23. 2024-07-08
    price $449,000
24. 2024-05-23
    listed $460,000 Active
25. 2024-05-23
    listed $460,000 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: $6,778 · $565/mo
• Projected year-2 tax: $6,778 · $565/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 3/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,528
• − Mortgage interest: −$20,446
• − Property taxes: −$6,778
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,922
• − Management: −$4,922
• − HOA: −$7,572
• − Depreciation: −$10,618
• Taxable income: $4,445
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $8,397/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

-20.7% since first listed

16 events — show timeline

• 2026-04-29 Relisted — FORTMLS
• 2026-04-17 Pending — FORTMLS
• 2026-03-31 Price Changed $365,000 FORTMLS
• 2025-06-18 Listed $395,000 FORTMLS
• 2025-05-26 Listing Removed — FORTMLS
• 2025-05-13 Price Changed $405,000 FORTMLS
• 2025-04-22 Price Changed $409,000 FORTMLS
• 2025-03-13 Price Changed $410,000 FORTMLS
• 2025-02-07 Listing Removed — FORTMLS
• 2025-02-07 Listed $415,000 FORTMLS
• 2025-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-21 Price Changed $415,000 FORTMLS
• 2024-07-08 Price Changed $449,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-08 Price Changed $449,000 FORTMLS
• 2024-05-23 Listed $460,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Listed $460,000 FORTMLS

Property tax history

+3.8%/yr

Latest (2025): $6,778 · -8.2% YoY. Source: county tax records.