4275 Cirella Ct · North 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 7/10 · Major
- 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 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 +10.8/30.0
- 1% rule +5.7/10.0
- Schools +4.3/10.0
- Condition / age +4.0/5.0
- Livability +3.7/5.0
- Rent growth +3.2/5.0
- DSCR +3.1/10.0
- Appreciation +0.0/10.0
$190,000
4275 Cirella Ct · North Fort Myers, FL 33917
3 bd · 3.0 ba · 1,378 sqft · Townhouse
public records
· 8 Days on market
Built 2024
1,960 sqft lot
Garage
$138/sqft
· 27% below area
Est $261k · 27% under
$296/mo HOA · 15% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Crane Landing is a master-planned community of new single-family homes for sale in North Fort Myers, FL, offering an excellent selection of onsite amenities. Designed to enhance recreation-rich living and promote a healthy lifestyle, state-of-the-art amenities at Crane Landing include a playground and numerous sports courts for basketball, soccer, pickleball and tennis. This two-story townhome features an open layout among the kitchen, dining room and Great Room with sliding doors that extend to the outdoor patio. On the second floor are all three bedrooms, including the owner’s suite with a private bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.
Key facts
- Tiled great room
- Open floor concept
- Large island
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/3.0-bath townhouse listed at $190k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $175k (8.1% below list).
- Meets the 1% rule at list price ($2k rent vs $190k).
- Recommended offer: $175k (8.1% below list) — sets the bar for cash-flow.
- Cap rate 5.7% vs local median 3.9% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
- Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
- Market conditions: Rents rising (+2.6%/yr); 1203 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); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 44% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (16%) 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; major 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
$174,558
(8.1% 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?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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 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
- 1.07% ✓
- Cap rate
- 5.74%
- Cash-on-cash
- -1.97%
- DSCR
- 0.91
- GRM
- 7.8
CMA / ARV
- ARV (median comp)
- $260,706
- List price
- $190,000
- Delta
- -27.12%
- Verdict
- UNDERPRICED
- Comps
- 8 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 17523 Paradiso Way | 0.28mi | 3/2.5 | 1,347 (-2%) | 2mo | $210,000 | $156 | 79 |
| 17499 Monte Isola Way | 0.33mi | 3/2.5 | 1,405 (+2%) | 2mo | $210,000 | $149 | 77 |
| 17561 Monte Isola Way | 0.28mi | 3/2.0 | 1,500 (+9%) | 0mo | $256,000 | $171 | 68 |
| 17216 Cantu Ct | 0.54mi | 3/2.0 | 1,343 (-2%) | 0mo | $235,000 | $175 | 66 |
| 4046 San Felice Ln | 0.50mi | 3/2.0 | 1,429 (+4%) | 0mo | $230,000 | $161 | 66 |
| 2230 Costello Ln | 0.99mi | 3/2.0 | 1,310 (-5%) | 5mo | $190,000 | $145 | 48 |
| 17718 Dracena Cir | 1.06mi | 2/2.0 (-1) | 1,488 (+8%) | 3mo | $240,000 | $161 | 40 |
| 8396 Tolles Dr | 0.84mi | 3/3.0 | 1,590 (+15%) | 4mo | $470,000 | $296 | 37 |
| 3073 Longview Ln | 1.03mi | 2/2.0 (-1) | 1,152 (-16%) | 0mo | $125,000 | $109 | 31 |
| 826 Peaceful Dr | 1.35mi | 2/2.0 (-1) | 1,152 (-16%) | 5mo | $135,000 | $117 | 27 |
| 786 Roses Ln | 1.34mi | 2/2.0 (-1) | 1,056 (-23%) | 5mo | $149,000 | $141 | 27 |
| 3581 Gloxinia Dr | 0.97mi | 2/2.0 (-1) | 1,126 (-18%) | 6mo | $230,000 | $204 | 26 |
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 · 2.63% rent growth · sell at horizon
5-year hold
- IRR
- -19.9%
- Equity multiple
- 0.31×
- Total profit
- $-36,846
- Equity at exit
- $28,330
10-year hold
- IRR
- -13.5%
- Equity multiple
- 0.22×
- Total profit
- $-41,255
- Equity at exit
- $16,428
Cash invested: $53,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 10 active · 2 under contract
- Months of supply
- 30.0 mo (3%/mo absorbed)
- Median asking
- $219,523 ($162/sqft)
- Median days on market
- 33 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +16.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33917
- Home prices YoY
- -30.2%
- Rents YoY
- 2.6%
- Active inventory
- 1203
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $2,025 high interval (Pro) →
- Mortgage (P&I)
- −$996
- Tax from tax record
- −$316 /mo · $3,787/yr
- Insurance
- −$79
- HOA
- −$296
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$425
- Net cashflow
- $-87
Break-even live
Break-even rent
$2,136
Max offer price
$174,558
Occupancy floor
99%
Sensitivity live
| Price | -10% $20 | -5% $-34 | +0% $-87 | +5% $-141 | +10% $-195 |
|---|---|---|---|---|---|
| Rent | -10% $-247 | -5% $-167 | +0% $-87 | +5% $-7 | +10% $73 |
| Rate | -1.0pp $8 | -0.5pp $-39 | base $-87 | +0.5pp $-137 | +1.0pp $-187 |
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
- $47,500
- Closing costs
- $5,700
- 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 |
|---|---|---|---|---|---|---|---|---|
| 4275 Cirella Ct North Fort Myers, FL | 3.0 | 2.5 | 1378 | $1,800 | $1.31 | 72d | 1 | 0.02mi |
| 17392 Monte Isola Way North Fort Myers, FL | 4.0 | 2.5 | 1871 | $2,299 | $1.23 | 72d | 1 | 0.05mi |
| 17471 Monte Isola Way North Fort Myers, FL | 3.0 | 2.5 | 1405 | $1,850 | $1.32 | 19d | 1 | 0.07mi |
| 4264 Cirella Ct North Fort Myers, FL | 3.0 | 2.5 | 1442 | $2,000 | $1.39 | 60d | 1 | 0.10mi |
| 4276 Cirella Ct North Fort Myers, FL | 3.0 | 2.5 | 1378 | $1,800 | $1.31 | 72d | 1 | 0.11mi |
| 17400 Monte Isola Way North Fort Myers, FL | 3.0 | 2.0 | 1448 | $1,875 | $1.29 | 72d | 1 | 0.11mi |
| 4241 Caterina Ct North Fort Myers, FL | 3.0 | 2.5 | 1529 | $1,800 | $1.18 | 27d | 1 | 0.16mi |
| 4215 Caterina Ct Unit 1 North Fort Myers, FL | 3.0 | 2.5 | 1347 | $1,800 | $1.34 | 33d | 1 | 0.17mi |
| 4215 Caterina Ct North Fort Myers, FL | 3.0 | 2.5 | 1442 | $1,800 | $1.25 | 35d | 1 | 0.17mi |
| 4228 Caterina Ct North Fort Myers, FL | 3.0 | 2.5 | 1700 | $1,850 | $1.09 | 60d | 1 | 0.19mi |
| 4208 Caterina Ct North Fort Myers, FL | 3.0 | 2.5 | 1347 | $1,800 | $1.34 | 63d | 1 | 0.20mi |
| 17255 Monte Isola Way North Fort Myers, FL | 3.0 | 2.0 | 1347 | $1,900 | $1.41 | 19d | 1 | 0.24mi |
| 17530 Paradiso Way North Fort Myers, FL | 3.0 | 2.5 | 1347 | $1,850 | $1.37 | 19d | 1 | 0.26mi |
| 17525 Paradiso Way North Fort Myers, FL | 3.0 | 2.5 | 1378 | $1,800 | $1.31 | 32d | 1 | 0.29mi |
| 17669 Paradiso Way North Fort Myers, FL | 3.0 | 2.0 | 1551 | $1,999 | $1.29 | 52d | 1 | 0.31mi |
| 17669 Paradiso Way North Fort Myers, FL | 3.0 | 2.0 | 1551 | $1,999 | $1.29 | 72d | 1 | 0.31mi |
| 17556 Monte Isola Way North Fort Myers, FL | 3.0 | 2.0 | 1700 | $1,950 | $1.15 | 19d | 1 | 0.31mi |
| 17489 Monte Isola Way North Fort Myers, FL | 3.0 | 2.5 | 1347 | $1,800 | $1.34 | 63d | 1 | 0.32mi |
| 17499 Monte Isola Way Unit 17499 North Fort Myers, FL | 3.0 | 2.5 | 1405 | $1,800 | $1.28 | 63d | 1 | 0.34mi |
| 4232 Villa Rapallo Way North Fort Myers, FL | 4.0 | 2.0 | 1812 | $1,900 | $1.05 | 72d | 1 | 0.38mi |
| 4106 Granita Ct North Fort Myers, FL | 4.0 | 2.5 | 1812 | $2,300 | $1.27 | 72d | 1 | 0.39mi |
| 4216 Villa Rapallo Way North Fort Myers, FL | 4.0 | 2.0 | 1817 | $1,950 | $1.07 | 46d | 1 | 0.40mi |
| 4106 Lattuca Ln North Fort Myers, FL | 4.0 | 2.5 | 1874 | $2,200 | $1.17 | 72d | 1 | 0.42mi |
| 4106 San Felice Ln North Fort Myers, FL | 4.0 | 2.5 | 1874 | $2,400 | $1.28 | 72d | 1 | 0.46mi |
| 17225 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1824 | $2,200 | $1.21 | 72d | 1 | 0.54mi |
| 17244 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1824 | $2,200 | $1.21 | 63d | 1 | 0.59mi |
| 17260 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1817 | $2,200 | $1.21 | 33d | 1 | 0.62mi |
| 4425 Ruthann Ct North Fort Myers, FL | 2.0 | 2.0 | 1680 | $1,195 | $0.71 | 19d | 1 | 0.62mi |
| 17316 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1824 | $1,950 | $1.07 | 33d | 1 | 0.63mi |
| 17281 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1824 | $2,200 | $1.21 | 31d | 1 | 0.64mi |
| 17289 Cantu Ct North Fort Myers, FL | 4.0 | 2.0 | 1824 | $2,200 | $1.21 | 31d | 1 | 0.66mi |
| 2023 Gish Ln North Fort Myers, FL | 2.0 | 2.0 | 1188 | $1,400 | $1.18 | 17d | 1 | 0.67mi |
| 535 Zebra Dr #535 North Fort Myers, FL | 3.0 | 2.0 | 1352 | $1,499 | $1.11 | 63d | 1 | 0.69mi |
| 533 Zebra Dr #533 North Fort Myers, FL | 3.0 | 2.0 | 1352 | $1,499 | $1.11 | 19d | 1 | 0.71mi |
| 17920 Antherium Ln North Fort Myers, FL | 2.0 | 2.0 | 1693 | $2,400 | $1.42 | 72d | 1 | 0.73mi |
| 574 Leopard Ln #574 North Fort Myers, FL | 4.0 | 2.0 | 1459 | $1,599 | $1.10 | 62d | 1 | 0.75mi |
| 55 Eland Dr #55 North Fort Myers, FL | 4.0 | 2.0 | 1290 | $1,599 | $1.24 | 15d | 1 | 0.88mi |
| 239 Sable Dr #239 North Fort Myers, FL | 3.0 | 2.0 | 1393 | $1,499 | $1.08 | 17d | 1 | 1.00mi |
| 3358 Sabal Springs Blvd North Fort Myers, FL | 3.0 | 2.0 | 1621 | $2,000 | $1.23 | 33d | 1 | 1.00mi |
| 266 Mongoose Ln #266 North Fort Myers, FL | 3.0 | 2.0 | 1372 | $1,499 | $1.09 | 52d | 1 | 1.00mi |
Property features AI
Finance
- Other
- Part of a 2-unit complex with 2 floors; this unit is in a 1-unit-per-building configurationLot sits on a cul-de-sac with pond viewLot dimensions approx. 20 x 97
- HOA & community
- Mandatory HOAQuarterly HOA fees (master fee $278; HOA fee $610)One-time fees apply ($500 and total one-time fees $600)Total annual recurring fees $3,552Professional managementMaintenance includes manager and trash removalCommunity amenities: basketball, fishing pier, pickleball, tennis courtNon-gated community
Exterior
- Parking
- Attached garage (1 car)2+ parking spacesCovered parkingPaved driveway and paved parking
- Utilities
- Central waterCentral sewerElectric service (central)
- Home design
- Residential townhouseMulti-story homeRear exposure faces northLocated in Crane Landing
- Construction
- Built in 2024Concrete block and wood frame constructionShingle roof
- Exterior features
- Room for poolShuttersSingle-hung windowsStucco finish
Interior
- Kitchen
- IslandPantryDishwasherDisposalMicrowaveRangeRefrigerator/FreezerRefrigerator/Icemaker
- Bedrooms
- 3 bedrooms
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms1 half bathroomMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric coolingCable available
- Interior features
- Cable prewireSmoke detectorsGreat roomPantryIslandBreakfast barLaundry in residenceUnfurnished2-story floor plan
- Laundry & utility
- WasherDryerAuto garage door
Listing history 50 events
-
2026-08-08days on market $190,000 Active 8 DOM
-
2026-08-07days on market $190,000 Active 7 DOM
-
2026-08-06days on market $190,000 Active 6 DOM
-
2026-08-05days on market $190,000 Active 5 DOM
-
2026-08-04remarks 624-char remark
-
2026-08-04days on market $190,000 Active 4 DOM
-
2026-08-03days on market $190,000 Active 3 DOM
-
2026-08-01days on market $190,000 Active 1 DOM
-
2026-07-31pricedays on market $190,000 Active 57 DOM
-
2026-07-30days on market $195,000 Active 55 DOM
-
2026-07-28days on market $195,000 Active 54 DOM
-
2026-07-26days on market $195,000 Active 52 DOM
-
2026-07-24days on market $195,000 Active 50 DOM
-
2026-07-23price $195,000 Active 49 DOM
-
2026-07-23days on market $200,000 Active 49 DOM
-
2026-07-22days on market $200,000 Active 48 DOM
-
2026-07-21days on market $200,000 Active 47 DOM
-
2026-07-18days on market $200,000 Active 44 DOM
-
2026-07-18days on market $200,000 Active 43 DOM
-
2026-07-16pricedays on market $200,000 Active 42 DOM
-
2026-07-15days on market $205,000 Active 41 DOM
-
2026-07-14days on market $205,000 Active 40 DOM
-
2026-07-13days on market $205,000 Active 39 DOM
-
2026-07-13days on market $205,000 Active 38 DOM
-
2026-07-12days on market $205,000 Active 37 DOM
-
2026-07-10days on market $205,000 Active 36 DOM
-
2026-07-09pricedays on market $205,000 Active 35 DOM
-
2026-07-07days on market $210,000 Active 33 DOM
-
2026-07-06days on market $210,000 Active 32 DOM
-
2026-07-05days on market $210,000 Active 31 DOM
-
2026-07-03days on market $210,000 Active 29 DOM
-
2026-07-02days on market $210,000 Active 28 DOM
-
2026-07-01days on market $210,000 Active 27 DOM
-
2026-06-30days on market $210,000 Active 26 DOM
-
2026-06-29days on market $210,000 Active 25 DOM
-
2026-06-28days on market $210,000 Active 24 DOM
-
2026-06-27days on market $210,000 Active 23 DOM
-
2026-06-27pricedays on market $210,000 Active 22 DOM
-
2026-06-25days on market $215,000 Active 20 DOM
-
2026-06-22days on market $215,000 Active 18 DOM
-
2026-06-22pricedays on market $215,000 Active 17 DOM
-
2026-06-18days on market $220,000 Active 14 DOM
-
2026-06-17days on market $220,000 Active 13 DOM
-
2026-06-16days on market $220,000 Active 12 DOM
-
2026-06-15days on market $220,000 Active 11 DOM
-
2026-06-13pricedays on market $220,000 Active 9 DOM
-
2026-06-10days on market $225,000 Active 6 DOM
-
2026-06-09days on market $225,000 Active 5 DOM
-
2026-06-08days on market $225,000 Active 4 DOM
-
2026-06-07remarks 557-char remark
ⓘ 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
- $3,787 · $316/mo
- Projected year-2 tax
- $3,787 · $316/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 7/10 Severe
- 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
- $24,300
- − Mortgage interest
- −$10,643
- − Property taxes
- −$3,787
- − Insurance
- −$950
- − Repairs & maintenance
- −$1,944
- − Management
- −$1,944
- − HOA
- −$3,552
- − Depreciation
- −$5,527
- Taxable loss
- −$4,048
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$971
- After-tax cash flow
- $-78/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 · 12 photos
80/100
Cosmetic rehab
Est. rehab $6,890–$20,670 screening
This townhouse in Crane Landing is in good condition with modern amenities and a family-friendly community. It's move-in ready with minor cosmetic updates to enhance its value.
Value-add opportunities
- Both landscaping — enhances curb appeal and adds value ↑
- Both painting — refreshes interior and exterior ↑
- Both landscaping — enhances curb appeal and adds 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 43/100
Zoned Schools
Elementary
North Fort Myers Academy For The Arts
C
FL #936/2,144
Nat'l #10,700/41,679
Middle
Mariner Middle School
C-
FL #274/571
Nat'l #3,846/14,009
High
Island Coast High School
F
FL #470/667
Nat'l #11,797/17,239
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 74/100
Livability — North Fort Myers
- Score
- 74/100
- State rank
- #269
- US rank
- #4409
Category grades
Amenities F
Commute F
Cost of living A+
Crime C
Employment C-
Housing A+
Health & safety A+
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- North Fort Myers, FL
- County
- Lee County · 871,946 people
- City population
- 57,035
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 33,380
- Household income
- $55,000
- Rent vs Own
- Severe rent burden
- 35% 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 (85%)
- Race & ethnicity
- White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 1% Cuban 3%
- Common ancestry
- Lithuanian 3% Romanian 3% Slovak 2%
- Foreign-born
- 10% · Canada
- Languages at home
- 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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
- ▼ -122.28%
- Current HPI
- 282.2895
- Rent YoY
- ▲ 2.63%
- 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
-99.3% since first listed9 events — show timeline
- 2026-07-01 Rental Removed $1,800 NAPLESMLS
- 2026-06-25 Price Changed $210,000 NAPLESMLS
- 2026-06-19 Price Changed $215,000 NAPLESMLS
- 2026-06-11 Price Changed $220,000 NAPLESMLS
- 2026-06-04 Listed $225,000 NAPLESMLS
- 2026-03-24 Listed for Rent $1,800 NAPLESMLS
- 2024-11-15 Sold (MLS) $250,000 NAPLESMLS
- 2024-10-18 Pending — NAPLESMLS
- 2024-10-02 Listed $249,999 NAPLESMLS
Property tax history
+49.3%/yrLatest (2025): $3,787 · +229.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…