12090 Sabal Dunes Ln · Gateway, FL 33913

$399,999

3 bd · 2.0 ba · 1,930 sqft · SingleFamily public records · 65 Days on market

Built 1991 7,971 sqft lot Est $523k · 24% under $399/mo HOA · 8% of rent ↓ 14% since listing

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Why this score? — see what drove the B- 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 +23.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

Key facts

• Quartz countertops
• Brick paver patio
• New tile roof

Tags

• NEW TILE ROOF
• QUARTZ COUNTERTOPS
• SCREENED LANAI
• BRICK PAVER PATIO
• CLUB AT GATEWAY
• RESORT-STYLE POOL

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with quarterly fee; HOA covers association management, cable TV, legal/accounting, grounds maintenance, reserve fund, street lights, and security; Community amenities include pool, tennis, basketball court, trails, golf course, dog park, barbecue/picnic areas, and private membership options

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener; Two covered spaces
• Security: Gated community with gate and guard; Security guard
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation provided by municipal system (included in assessment)
• Home design: Single-story; Resale property; Faces northwest; PUD zoning
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Patio; Lanai (open, screened); Porch; Patio/porch; Sprinkler/irrigation (automatic); On golf course; Cul-de-sac lot; Southeast exposure; Has view

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator with ice maker; Freezer; Icemaker; Pantry; Kitchen island; Eat-in kitchen
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Furnished; Built-in features; Bathtub; Cathedral ceilings; Dual sinks; Eat-in kitchen; French doors/atrium doors; Fireplace; Kitchen island; Living/dining room; Main level primary bedroom; Pantry; Separate shower; Cable TV; Vaulted ceilings; Walk-in closets; Window treatments; Split bedrooms; Single-hung and sliding windows
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.5% in Gateway — 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 69/100 on livability (#477 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents flat; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,952/mo this rent would consume 54% 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 $12k 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 65 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $65k (14%) 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 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.24% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $523,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11543 Golden Oak Ter	0.32mi	2/2.0 (-1)	1,917 (-1%)	1mo	$400,000	$209	78
12560 Lake Run Dr	0.46mi	3/2.0	1,931 (+0%)	5mo	$550,000	$285	74
12421 Eagle Pointe Cir	0.58mi	3/2.5	2,021 (+5%)	1mo	$350,000	$173	62
11591 Shady Blossom Dr	0.47mi	4/3.0 (+1)	2,032 (+5%)	3mo	$565,000	$278	58
11425 Shady Blossom Dr	0.55mi	4/3.0 (+1)	2,032 (+5%)	1mo	$550,000	$271	55
11277 Callaway Greens Dr	0.41mi	3/2.0	1,660 (-14%)	3mo	$490,000	$295	55
11849 Grand Isles Ln	0.27mi	4/3.0 (+1)	2,060 (+7%)	14mo	$708,500	$344	55
11930 Silver Cobblestone Way	0.16mi	3/3.0	2,202 (+14%)	15mo	$500,000	$227	53
11390 Waterford Village Dr	0.60mi	3/2.0	1,688 (-12%)	2mo	$310,000	$184	50
11148 Shady Lake Run	0.51mi	4/3.0 (+1)	2,032 (+5%)	21mo	$530,000	$261	41
11884 Bourke Pl	0.74mi	3/2.0	2,107 (+9%)	15mo	$615,000	$292	38
11238 Shady Blossom Dr	0.71mi	3/3.0	2,202 (+14%)	2mo	$515,000	$234	38

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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-31,611
• Equity at exit: $59,641

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-17,093
• Equity at exit: $34,585

Cash invested: $112,000 (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: 821
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,952 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$532 /mo · $6,388/yr
• Insurance: −$167
• HOA: −$399
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $717

Break-even live

Break-even rent $4,045

Max offer price $399,999

Occupancy floor 81%

Sensitivity live

Price	-10% $943	-5% $830	+0% $717	+5% $603	+10% $490
Rent	-10% $325	-5% $521	+0% $717	+5% $912	+10% $1,108
Rate	-1.0pp $918	-0.5pp $818	base $717	+0.5pp $613	+1.0pp $507

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12797 Vista Pine Cir Fort Myers, FL	4.0	2.0	2146	$2,705	$1.26	5d	1	0.73mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	25d	1	0.74mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	25d	1	0.78mi
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	25d	1	0.81mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	25d	1	0.81mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	5d	1	0.83mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	0.84mi
11761 Pinewood Lakes Dr Fort Myers, FL	4.0	3.0	2528	$3,200	$1.27	5d	1	0.91mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	16d	1	0.94mi
11530 Villa Grand Fort Myers, FL	3.0	2.0	1336	$1,750	$1.31	5d	1	0.96mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	16d	1	0.97mi
11571 Villa Grand #617 Fort Myers, FL	3.0	2.0	1336	$2,200	$1.65	17d	1	0.98mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	16d	1	1.02mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	1.05mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	1.05mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	1.07mi
12062 Via Lighthouse Ln Fort Myers, FL	3.0	2.5	1879	$1,995	$1.06	5d	1	1.08mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	20d	1	1.08mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	1.10mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	25d	1	1.11mi
11081 Lakeland Cir Fort Myers, FL	4.0	2.0	2136	$2,600	$1.22	25d	1	1.12mi
12300 Professional Park Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1058	$2,345	$2.22	25d	25	1.12mi
11082 Lakeland Cir Fort Myers, FL	3.0	2.0	1883	$2,095	$1.11	25d	1	1.12mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	1.13mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	25d	1	1.15mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	25d	1	1.16mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	20d	1	1.20mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	25d	1	1.20mi
11028 Lakeland Cir Fort Myers, FL	4.0	2.0	2136	$2,550	$1.19	25d	1	1.21mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	25d	1	1.24mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	25d	1	1.24mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	1.25mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	5d	1	1.25mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	4d	1	1.29mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	1.30mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	1.30mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	25d	1	1.34mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	16d	1	1.34mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	1.36mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	23d	1	1.39mi

HOA detail

• Monthly dues: $399 · $4,788/yr
• Likely covers: landscapingpoolgym

Listing history 11 events

1. 2026-05-02
   status Pending
2. 2026-04-23
   price $399,999
3. 2026-04-01
   price $410,000
4. 2026-03-20
   price $425,000
5. 2026-03-09
   price $445,000
6. 2026-02-26
   listed $465,000 Active
7. 2024-03-28
   soldstatus $444,000 Closed 1206-char remark

   Show marketing remark (1206 chars)

   Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

8. 2024-03-28
   soldstatus $444,000

   Show marketing remark (1206 chars)

   Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

9. 2024-02-23
   status Pending 1206-char remark

   Show marketing remark (1206 chars)

   Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

10. 2024-02-19
    price $449,000 1206-char remark

    Show marketing remark (1206 chars)

    Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

11. 2023-11-09
    listed $465,000 Active 1206-char remark

    Show marketing remark (1206 chars)

    Gorgeous Move-In Ready Golf Course Home. This updated 3 Bedroom, 2 Bathroom, 1,930SF home with a 2-car garage is nestled at the end of a peaceful cul-de-sac. Loaded with upgrades, including New Tile Roof (2021), Fireplace, Vaulted Ceilings, Wood Laminate Flooring, and a Guest Bedroom with an En-Suite Bathroom, this house features a Beautiful Kitchen with Quartz countertops, Wood Cabinets, an Additional Wood Cabinet Pantry, Eat-in area, and Breakfast Bar. Fully Pocketing Sliding Glass Doors lead to a Screened Lanai and additional Brick Paver Patio, offering Picturesque views of the 1st Fairway of The Club at Gateway Golf Course. If you're looking for a luxurious club experience, the Club at Gateway Country Club has recently undergone a $5 million renovation. It offers both Social & Golf Memberships and boasts a Tom Fazio Signature Golf Course, resort-style pool, tennis courts, pickleball, fitness center, an exquisite restaurant, a pool bar, and even a wine cellar. The Gateway community offers over 15 miles of bike/jogging paths, playgrounds, volleyball, bocce, dog park and more! Easy access to the airport, the Boston Red Sox at JetBlue Park and beaches of Sanibel & Fort Myers.

ⓘ 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: $6,388 · $532/mo
• Projected year-2 tax: $6,388 · $532/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 25 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: $59,426
• − Mortgage interest: −$22,406
• − Property taxes: −$6,388
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,754
• − Management: −$4,754
• − HOA: −$4,788
• − Depreciation: −$11,636
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $7,951/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 — Gateway

• Score: 69/100
• State rank: #477
• US rank: #8703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gateway, FL
• County: Lee County · 788,662 people
• 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

-14.0% since first listed

11 events — show timeline

• 2026-05-02 Pending — FORTMLS
• 2026-04-23 Price Changed $399,999 FORTMLS
• 2026-04-01 Price Changed $410,000 FORTMLS
• 2026-03-20 Price Changed $425,000 FORTMLS
• 2026-03-09 Price Changed $445,000 FORTMLS
• 2026-02-26 Listed $465,000 FORTMLS
• 2024-03-28 Sold (Public Records) $444,000 Public Records
• 2024-03-28 Sold (MLS) $444,000 FORTMLS
• 2024-02-23 Pending — FORTMLS
• 2024-02-19 Price Changed $449,000 FORTMLS
• 2023-11-09 Listed $465,000 FORTMLS

Property tax history

+9.4%/yr

Latest (2025): $6,388 · +86.3% YoY. Source: county tax records.