19081 Ridgepoint Dr #201 · Estero, FL 33928-3915

$519,900

2 bd · 2.0 ba · 2,044 sqft · Condo public records · 49 Days on market

Built 2003 $2037/mo HOA · 28% of rent

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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 +15.5/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is NOT a short sale but priced like one. WBC features an 18 hole Championship golf course, tennis club, boat launch on-site, boat storage, bay house, beach club, golf house, and West of 41 in Estero? So come and take a look at this great deal before it is gone. The features of this home include a lanscaped view, neutral colors, vaulted ceilings, raised panel cabinetry in the kitchen, tile throughout main area, dual sinks and separate tub and shower in master bedroom, oversized 22 X 15 den/bedroom, this home is tastefully decorated and move in condition.

Key facts

• Osprey floor plan
• Open layout
• Large screened lanai

Tags

• OSPREY FLOOR PLAN
• 14 FOOT VAULTED CEILINGS
• OPEN LAYOUT
• RAISED PANEL WOOD CABINETRY
• EAT-IN NOOK
• LARGE SCREENED LANAI

Property features AI

Finance

• Other: Multi-unit building with 4 units (2 units per floor) and 64 units in complex; Total area (property) reported
• Financial info: One-time other fee required; Total annual recurring community fees reported
• HOA & community: Mandatory HOA/Condo association; Quarterly master HOA fee; Quarterly condo fee; Maintenance covers cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, security, street lights, street maintenance, and water; Condo management; Community amenities include: basketball, BBQ/picnic area, private beach and beach club, bike and jog path, boat storage, clubhouse, community boat ramp, community gulf boat access, community pool and spa/hot tub, community room, exercise room, fishing pier, full service spa, golf course (non-equity), pickleball, play area, private beach pavilion, private membership, putting green, restaurant, sidewalks, streetlights, pickleball, tennis courts, underground utilities

Exterior

• Parking: Attached garage with 1 car space; RV/boat parking
• Security: Community security (included in maintenance); Security system in unit
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; End-unit; Low-rise building (1-3 stories); Rear exposure to the east; Located in the West Bay Club development (Turtle Point sub-condo)
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2003
• Exterior features: Patio; Shutters; Landscaped area view

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator
• Bedrooms: 3 bedrooms; 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 cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; French doors; High-speed internet available; Pantry; Volume ceiling; Walk-in closet; Window coverings; Great room; Guest bath; Guest room; Laundry in residence; Security system; Smoke detector
• Laundry & utility: Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $520k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (7.4% below list).
• Meets the 1% rule at list price ($7k rent vs $520k).
• Recommended offer: $481k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 6.8% vs local median 3.4% in Estero — 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 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($4k loan paydown + $16k appreciation (3.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $375k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• 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 $481,218 (7.4% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $50,212
• Equity at exit: $233,770

10-year hold

• IRR: 9.1%
• Equity multiple: 2.38×
• Total profit: $200,476
• Equity at exit: $360,267

Cash invested: $145,572 (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 33928-3915

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $7,196 high
• Mortgage (P&I): −$2,726
• Tax from tax record: −$497 /mo · $5,968/yr
• Insurance: −$217
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,037
• Vacancy / Maint / Mgmt: −$1,511
• Net cashflow: $-219

Break-even live

Break-even rent $7,473

Max offer price $481,218

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $-72	+0% $-219	+5% $-366	+10% $-513
Rent	-10% $-787	-5% $-503	+0% $-219	+5% $65	+10% $350
Rate	-1.0pp $43	-0.5pp $-87	base $-219	+0.5pp $-354	+1.0pp $-491

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: $129,975
• Closing costs: $15,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19500 Marsh Point Run #201 Estero, FL	3.0	2.0	2044	$5,000	$2.45	25d	1	0.09mi
5000 Royal Shores Dr #101 Estero, FL	3.0	3.0	2060	$10,000	$4.85	25d	1	0.19mi
4761 W Bay Blvd Unit 1545976P Estero, FL	3.0	3.0	1743	$4,994	$2.87	16d	1	0.48mi
4761 W Bay Blvd #703 Estero, FL	3.0	3.0	2150	$9,000	$4.19	25d	1	0.48mi
4751 W Bay Blvd #402 Estero, FL	3.0	3.0	1608	$7,500	$4.66	17d	1	0.53mi
4751 W Bay Blvd #402 Estero, FL	3.0	3.0	1608	$7,500	$4.66	25d	1	0.53mi
4751 W Bay Blvd #101 Estero, FL	3.0	3.5	2342	$12,500	$5.34	25d	1	0.53mi
22033 Natures Cove Ct Estero, FL	2.0	2.5	2650	$10,000	$3.77	25d	1	0.96mi
20151 Ian Ct #201 Estero, FL	2.0	2.0	1429	$3,000	$2.10	25d	1	1.32mi
3783 Pino Vista Way #201 Estero, FL	3.0	2.0	1523	$3,300	$2.17	25d	1	1.46mi

HOA detail condo

• Monthly dues: $2,037 · $24,444/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-22
   days on market $519,900 Active 49 DOM
2. 2026-06-17
   days on market $519,900 Active 45 DOM
3. 2026-06-16
   days on market $519,900 Active 44 DOM
4. 2026-06-15
   days on market $519,900 Active 43 DOM
5. 2026-06-13
   days on market $519,900 Active 41 DOM
6. 2026-06-10
   days on market $519,900 Active 38 DOM
7. 2026-06-09
   days on market $519,900 Active 37 DOM
8. 2026-06-08
   days on market $519,900 Active 36 DOM
9. 2026-06-07
   days on market $519,900 Active 35 DOM
10. 2026-06-03
    days on market $519,900 Active 31 DOM
11. 2026-06-02
    days on market $519,900 Active 30 DOM
12. 2026-06-01
    days on market $519,900 Active 29 DOM
13. 2026-05-31
    days on market $519,900 Active 28 DOM
14. 2026-05-03
    listed $519,900 Active
15. 2025-10-02
    status Active
16. 2025-05-07
    listed $675,000 Active
17. 2021-07-09
    soldstatus $375,000
18. 2014-08-29
    soldstatus $240,000
19. 2012-01-04
    soldstatus $215,000 565-char remark

    Show marketing remark (565 chars)

    This is NOT a short sale but priced like one. WBC features an 18 hole Championship golf course, tennis club, boat launch on-site, boat storage, bay house, beach club, golf house, and West of 41 in Estero? So come and take a look at this great deal before it is gone. The features of this home include a lanscaped view, neutral colors, vaulted ceilings, raised panel cabinetry in the kitchen, tile throughout main area, dual sinks and separate tub and shower in master bedroom, oversized 22 X 15 den/bedroom, this home is tastefully decorated and move in condition.

20. 2011-11-22
    soldstatus $210,000
21. 2010-08-10
    listed $225,000 565-char remark

    Show marketing remark (565 chars)

    This is NOT a short sale but priced like one. WBC features an 18 hole Championship golf course, tennis club, boat launch on-site, boat storage, bay house, beach club, golf house, and West of 41 in Estero? So come and take a look at this great deal before it is gone. The features of this home include a lanscaped view, neutral colors, vaulted ceilings, raised panel cabinetry in the kitchen, tile throughout main area, dual sinks and separate tub and shower in master bedroom, oversized 22 X 15 den/bedroom, this home is tastefully decorated and move in condition.

22. 2003-06-09
    soldstatus $160,000

ⓘ 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: $5,968 · $497/mo
• Projected year-2 tax: $5,968 · $497/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,353
• − Mortgage interest: −$29,122
• − Property taxes: −$5,968
• − Insurance: −$7,718
• − Repairs & maintenance: −$6,908
• − Management: −$6,908
• − HOA: −$24,444
• − Depreciation: −$15,124
• Taxable loss: −$9,840
• Est. tax savings @ 24.0%: +$2,362
• After-tax cash flow: $-266/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+224.9% since first listed

9 events — show timeline

• 2026-05-03 Listed $519,900 BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-05-07 Listed $675,000 BEARMLS
• 2021-07-09 Sold (Public Records) $375,000 Public Records
• 2014-08-29 Sold (Public Records) $240,000 Public Records
• 2012-01-04 Sold (MLS) $215,000 NAPLESMLS
• 2011-11-22 Sold (Public Records) $210,000 Public Records
• 2010-08-10 Listed $225,000 NAPLESMLS
• 2003-06-09 Sold (Public Records) $160,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,968 · -4.4% YoY. Source: county tax records.