20011 Montessa Ct · Estero, FL 33928

$799,900

2 bd · 2.0 ba · 2,232 sqft · SingleFamily public records · 30 Days on market

Built 2005 0.31 ac lot Est $846k · 5% under $858/mo HOA · 30% of rent

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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 +9.9/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Cash flow +0.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac street within the highly sought-after community of Grandezza, this turnkey furnished 3-bedroom, 2-bath pool home offers privacy, curb appeal, and an exceptional Southwest Florida lifestyle. Situated on a desirable OVERSIZED . 31 CORNER LOT, the property features a side-load 2-car garage, an extended driveway, and lush mature landscaping surrounding the home and pool area. Located in the preferred Flood Zone X, this home also provides peace of mind with a NEWER TILE ROOF (2020), hurricane shutters along the rear of the home, plus electric hurricane rated screens enclosing the lanai. Inside, the home showcases timeless finishes including plantation shutters,

Key facts

• Oversized corner lot
• Cul-de-sac street
• Plantation shutters

Tags

• CUL-DE-SAC STREET
• OVERSIZED CORNER LOT
• NEWER TILE ROOF
• HURRICANE SHUTTERS
• PLANTATION SHUTTERS
• CROWN MOLDING

Property features AI

Finance

• Other: Property is part of a gated, golf-course and tennis community; Directions: Use the main gate entrance off Ben Hill Griffin (do not use resident-only Corkscrew gate)
• Financial info: Total annual recurring HOA/club fees information provided (recurring and one-time fees summarized by association)
• HOA & community: Mandatory HOA with professional management; Quarterly HOA fee; Mandatory annual club fee and one-time mandatory club fee for community membership; HOA maintenance includes cable, internet/WiFi, irrigation water, lawn/land maintenance, reserve, security, street maintenance and lights; Community amenities: clubhouse, community pool and spa/hot tub, exercise room, tennis courts, basketball, bocce, putting green, golf course (non-equity), cabana, restaurant, business center, community room, underground utilities, sidewalks

Exterior

• Parking: Deeded parking; Paved driveway; Attached 2-car garage with auto garage door
• Security: Community security included via HOA; Street lights
• Utilities: Central water; Central sewer; Cable available; Electric service for heating/cooling and pool
• Home design: Residential single-family home; One-story / ranch; Rear exposure faces south; Located in the GRANDEZZA development (Savona sub-area)
• Construction: Built in 2005; Concrete block construction; Tile roof; Stucco finish; Foundation details not provided
• Exterior features: Patio; Below-ground private pool (electric heated; equipment stays); Stucco exterior; Tile roof; Single-hung and sliding windows; Electric and fabric/screen shutters

Interior

• Kitchen: Island; Walk-in pantry; Breakfast bar; Breakfast room / eat-in kitchen; Formal dining option; Dishwasher; Range; Microwave; Refrigerator/ice maker
• Bedrooms: 3 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire; Foyer; Laundry tub; Pantry; Smoke detectors; Tray ceiling; Walk-in closet; Window coverings; 5 ceiling fans; Screened lanai/porch; Turnkey
• Laundry & utility: Washer and dryer (included); Washer/dryer hookup; Laundry located in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $-4k ($-42k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (78.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (64.1% below list).
• Recommended offer: $176k (78.0% below list) — sets the bar for cash-flow.
• Cap rate 1.0% vs local median 3.4% in Estero — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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 (-1.4%/yr); 668 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% of the median local income ($103k/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 $6k of loan paydown is wiped out by about $24k 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 30 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $423k; list at $800k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,622 (78.0% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 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: 0.36% ✗
• Cap rate: 0.99%
• Cash-on-cash: -18.93%
• DSCR: 0.16
• GRM: 23.2

CMA / ARV

• ARV (on-the-fly): $845,928
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12512 Grandezza Cir	0.17mi	3/2.0 (+1)	2,294 (+3%)	3mo	$870,000	$379	80
12557 Grandezza Cir	0.06mi	3/3.0 (+1)	2,431 (+9%)	1mo	$652,000	$268	73
12777 Springbrook Ct	0.44mi	3/3.0 (+1)	2,183 (-2%)	4mo	$779,900	$357	63
12592 Wildcat Cove Cir	0.43mi	2/3.0	2,160 (-3%)	14mo	$724,900	$336	58
12640 Grandezza Cir	0.34mi	3/2.0 (+1)	1,979 (-11%)	18mo	$770,000	$389	46
19316 Aqua Shore Dr	0.65mi	3/3.0 (+1)	2,488 (+12%)	16mo	$1,170,000	$470	28

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: -57.9%
• Equity multiple: -0.62×
• Total profit: $-362,903
• Equity at exit: $119,268

10-year hold

• IRR: —
• Equity multiple: -1.85×
• Total profit: $-637,515
• Equity at exit: $69,161

Cash invested: $223,972 (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 33928

• Rents YoY: -1.4%
• Active inventory: 668
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $2,874 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$418 /mo · $5,020/yr
• Insurance: −$333
• HOA: −$858
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-3,534

Break-even live

Break-even rent $7,347

Max offer price $175,622

Occupancy floor —

Sensitivity live

Price	-10% $-3,081	-5% $-3,307	+0% $-3,534	+5% $-3,760	+10% $-3,987
Rent	-10% $-3,761	-5% $-3,647	+0% $-3,534	+5% $-3,420	+10% $-3,307
Rate	-1.0pp $-3,131	-0.5pp $-3,330	base $-3,534	+0.5pp $-3,741	+1.0pp $-3,952

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12595 Grandezza Cir Estero, FL	3.0	2.0	1649	$10,500	$6.37	24d	1	0.28mi
20092 Palermo Lake Ct Estero, FL	3.0	2.0	1975	$7,995	$4.05	24d	1	0.28mi
20202 Ainsley St Estero, FL	3.0	3.0	2135	$4,200	$1.97	4d	1	0.30mi
19649 Aqua View Ln Fort Myers, FL	3.0	2.0	2178	$6,000	$2.75	24d	1	0.38mi
19649 Aqua View Ln Fort Myers, FL	3.0	2.0	2178	$8,500	$3.90	17d	1	0.38mi
20651 Wildcat Run Dr #101 Estero, FL	3.0	2.0	1624	$3,495	$2.15	24d	1	0.41mi
19200 Aqua Shore Dr Fort Myers, FL	2.0	2.0	2062	$9,000	$4.36	24d	1	0.80mi
20623 Fair Oak Ln Estero, FL	3.0	3.0	2135	$3,800	$1.78	24d	1	0.87mi
20151 Seagrove St #206 Estero, FL	2.0	2.0	1735	$6,000	$3.46	24d	1	0.98mi
20101 Seagrove St #708 Estero, FL	3.0	2.0	1431	$5,995	$4.19	24d	1	0.99mi
20161 Seagrove St #102 Estero, FL	2.0	2.0	1702	$6,000	$3.53	24d	1	0.99mi
20161 Seagrove St #108 Estero, FL	2.0	2.0	1655	$5,995	$3.62	24d	1	0.99mi
20051 Seagrove St #1202 Estero, FL	3.0	2.0	1567	$5,995	$3.83	24d	1	1.02mi
20150 Seagrove St #2701 Estero, FL	3.0	2.5	1856	$2,895	$1.56	17d	1	1.03mi
20516 Larino Loop Estero, FL	3.0	2.5	2282	$3,200	$1.40	24d	1	1.05mi
20561 Larino Loop Estero, FL	3.0	2.5	2282	$2,700	$1.18	24d	1	1.09mi
15278 Blue Bay Cir Fort Myers, FL	3.0	2.5	1891	$11,000	$5.82	24d	1	1.09mi
20007 Larino Loop Estero, FL	3.0	2.5	2282	$3,595	$1.58	24d	1	1.10mi
20013 Larino Loop Estero, FL	3.0	2.5	2282	$2,700	$1.18	24d	1	1.11mi
20316 Larino Loop Estero, FL	3.0	3.0	2282	$3,600	$1.58	24d	1	1.14mi
20085 Larino Loop Estero, FL	3.0	2.5	2282	$2,650	$1.16	24d	1	1.15mi
15050 Blue Bay Cir Fort Myers, FL	3.0	3.0	2801	$6,500	$2.32	24d	1	1.17mi
20057 Saraceno Dr Estero, FL	3.0	2.0	1848	$7,000	$3.79	24d	1	1.18mi
20053 Saraceno Dr Estero, FL	3.0	2.0	2045	$8,995	$4.40	24d	1	1.18mi
20112 Saraceno Dr Estero, FL	3.0	2.0	2107	$10,750	$5.10	24d	1	1.22mi
20271 Calice Ct #2304 Estero, FL	3.0	2.0	2009	$10,500	$5.23	24d	1	1.24mi
20310 Calice Ct #1202 Estero, FL	3.0	2.0	1569	$5,500	$3.51	24d	1	1.29mi
20083 Seadale Ct Estero, FL	2.0	2.0	1981	$10,500	$5.30	24d	1	1.32mi
20099 Seadale Ct Estero, FL	3.0	2.0	2079	$5,500	$2.65	24d	1	1.32mi
13702 Martone Ct Estero, FL	2.0	2.0	1854	$2,675	$1.44	24d	1	1.35mi
20240 Burnside Pl #1603 Estero, FL	3.0	2.5	1656	$5,995	$3.62	24d	1	1.41mi
20187 Buttermere Ct Estero, FL	3.0	3.0	2490	$10,995	$4.42	24d	1	1.41mi
20552 Ardore Ln Estero, FL	3.0	2.0	1705	$3,000	$1.76	24d	1	1.48mi

HOA detail

• Monthly dues: $858 · $10,296/yr
• Likely covers: electriclandscapingpool

Listing history 15 events

1. 2026-06-17
   days on market $799,900 Active 30 DOM
2. 2026-06-16
   days on market $799,900 Active 29 DOM
3. 2026-06-15
   days on market $799,900 Active 28 DOM
4. 2026-06-13
   days on market $799,900 Active 26 DOM
5. 2026-06-10
   days on market $799,900 Active 23 DOM
6. 2026-06-09
   days on market $799,900 Active 22 DOM
7. 2026-06-08
   days on market $799,900 Active 21 DOM
8. 2026-06-07
   days on market $799,900 Active 20 DOM
9. 2026-06-03
   days on market $799,900 Active 16 DOM
10. 2026-06-02
    days on market $799,900 Active 15 DOM
11. 2026-06-01
    days on market $799,900 Active 14 DOM
12. 2026-05-31
    days on market $799,900 Active 13 DOM
13. 2026-05-18
    listed $799,900 Active
14. 2008-07-01
    soldstatus $423,000
15. 1999-02-24
    soldstatus $3,040,600

ⓘ 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: $5,020 · $418/mo
• Projected year-2 tax: $6,639 · $553/mo
• Expected delta: +$1,619/yr (+$135/mo · 32.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,489
• − Mortgage interest: −$44,807
• − Property taxes: −$5,020
• − Insurance: −$4,000
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$10,296
• − Depreciation: −$23,270
• Taxable loss: −$58,422
• Est. tax savings @ 24.0%: +$14,021
• After-tax cash flow: $-28,386/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

-73.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $799,900 BEARMLS
• 2008-07-01 Sold (Public Records) $423,000 Public Records
• 1999-02-24 Sold (Public Records) $3,040,600 Public Records

Property tax history

+0.4%/yr

Latest (2025): $5,020 · +3.8% YoY. Source: county tax records.