311 Oklahoma Ave · Tice, FL 33905

$289,900

3 bd · 2.0 ba · 2,222 sqft · SingleFamily public records · 9 Days on market

Built 1985 0.27 ac lot Est $318k · 9% under

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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 +26.3/30.0
• ARV discount +11.4/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath single-family residence situated on a rare 1-acre lot in Bradenton. Built in 1981, this home offers approximately 1,780 square feet of living space and features numerous updates completed within the last six years, including the kitchen, bathrooms, electrical, and plumbing systems. The air conditioning system is approximately seven years old and in good working condition. The expansive lot provides ample space for outdoor living, storage, recreational vehicles, or future improvements.

Key facts

• 1 acre lot
• Numerous updates
• Outdoor living

Tags

• 1 ACRE LOT
• NUMEROUS UPDATES
• OUTDOOR LIVING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoned RS-1; Lot approximately 0.27 acres (95 x 120); Living area 2,222 (source: public records); Building area total 3,166 (source: public records)
• HOA & community: No association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single Family Residence; One story; Faces east
• Construction: Other construction materials; Other roof; Other foundation details; Built on 1 level
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Other cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).

Location & tenants

• Location reads 67/100 on livability (#552 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, amenities F, commute F.
• 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 soft (-3.0%/yr); 763 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,246/mo this rent would consume 54% of the median local household income ($72k/yr) (locally 1358% 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 $2k of loan paydown is wiped out by about $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $317,746
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Connecticut Ave	0.21mi	3/2.0	2,029 (-9%)	16mo	$290,000	$143	62

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-35,899
• Equity at exit: $43,225

10-year hold

• IRR: -9.7%
• Equity multiple: 0.50×
• Total profit: $-40,964
• Equity at exit: $25,065

Cash invested: $81,172 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,246 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $320

Break-even live

Break-even rent $2,841

Max offer price $289,900

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Shore Dr Fort Myers, FL	3.0	2.5	2296	$3,800	$1.66	23d	1	0.09mi
95 Schneider Dr Fort Myers, FL	4.0	3.0	2847	$5,100	$1.79	14d	1	0.43mi
4530 Underwood Dr Unit 1 Fort Myers, FL	4.0	4.0	2500	$2,950	$1.18	16d	1	0.81mi
4080 Peaceful River Ln Fort Myers, FL	4.0	2.0	1828	$2,100	$1.15	14d	1	1.10mi
4080 Peaceful River Ln Fort Myers, FL	4.0	2.0	1828	$2,100	$1.15	13d	1	1.10mi
4134 Peaceful River Ln Fort Myers, FL	4.0	2.0	1828	$2,300	$1.26	11d	1	1.13mi
4464 E Riverside Dr Fort Myers, FL	2.0	2.0	1447	$2,600	$1.80	23d	1	1.27mi

Listing history 7 events

1. 2026-06-18
   days on market $289,900 Active 9 DOM
2. 2026-06-17
   days on market $289,900 Active 8 DOM
3. 2026-06-16
   days on market $289,900 Active 7 DOM
4. 2026-06-15
   days on market $289,900 Active 6 DOM
5. 2026-06-13
   days on market $289,900 Active 4 DOM
6. 2026-06-10
   remarks 516-char remark
7. 2026-06-10
   listed $289,900 Active 1 DOM

ⓘ 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: $2,119 · $177/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$287/yr (+$24/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 55% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $38,953
• − Mortgage interest: −$16,239
• − Property taxes: −$2,119
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − Depreciation: −$8,433
• Taxable loss: −$639
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $3,996/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 — Tice

• Score: 67/100
• State rank: #552
• US rank: #10424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+230.2% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-06-09 Listed $309,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Listing Removed — FORTMLS
• 2022-09-12 Sold (Public Records) $260,000 Public Records
• 2022-08-03 Price Changed $307,990 FORTMLS
• 2022-07-17 Price Changed $310,000 FORTMLS
• 2022-07-10 Listed $325,000 FORTMLS
• 1992-09-30 Sold (Public Records) $87,800 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,119 · +211.8% YoY. Source: county tax records.