12387 Country Day Cir · Gateway, FL 33913

$610,000

4 bd · 3.0 ba · 3,546 sqft · SingleFamily public records · 30 Days on market

Built 2006 10,018 sqft lot Est $967k · 37% under · waterfront $189/mo HOA · 3% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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

Bank Foreclosure! As you enter the home you are greeted on the formal living room and private dining room. 3 guest bedrooms and guest bathroom are also located in the front of the home. Once you pass the entry you will enter into the large living room with raised ceilings and opens to the large kitchen and breakfast nook. The spacious kitchen has raised panel cabinets, an island and granite counter tops while the living room features large sliders out to the paver decked lanai which overlooks the community lake. You can enjoy your in-ground pool and spa during those hot summer days and not have to worry about neighbor's right in your backyard. The master bedroom has sliders to the lanai as well and the master bathroom has a separate tub and shower and a nice large walk in closet. Second floor has a HUGE entertainment / living room, more storage another full bathroom and another den/bedroom. Overall this home has 3,487 sqft under air, 4 bedrooms + Den and 3 bathrooms with a pool & spa!

Key facts

• Lakefront lot
• Gated community
• Private pool

Tags

• WATERFRONT HOME
• LAKEFRONT LOT
• PRIVATE POOL
• OUTDOOR OASIS
• GATED COMMUNITY
• SCENIC WALKING TRAILS

Property features AI

Finance

• Other: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with quarterly fee; Association fee includes cable TV, irrigation water and street lights; Community amenities include clubhouse, basketball court, playground, dog park, barbecue/picnic areas, park, trails and management; Gated community with street lights

Exterior

• Parking: Attached garage with garage door opener; 2 covered garage spaces (attached)
• Security: Gated community; Security gate; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Irrigation supplied by reclaimed water
• Home design: Two-story; Entry level: 1; Resale property; Faces northwest; Zoning: MPD
• Construction: Built with block, metal frame, concrete and stucco; Tile roof
• Exterior features: Lanai; Patio; Screened porch; Porch; Patio; Shutters (manual); Security/high impact doors; Rectangular lot; Private paved road frontage; Private maintained road; Southeast exposure; Lake waterfront

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Freezer; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Breakfast area; Separate/formal dining room; Kitchen island; Pantry; Walk-in pantry; Closet cabinetry; Vaulted ceilings; Window treatments; Sliding windows; Impact glass; Partially furnished; Split bedroom floorplan; Main level primary bedroom; Bedroom on main level; Bathtub; Separate shower
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $610k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $610k).
• Recommended offer: $601k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 820 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6,223/mo this rent would consume 68% 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 $4k of loan paydown is wiped out by about $18k 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 ($601k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $400k; list at $610k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,850 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $966,994
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11939 Country Day Cir	0.29mi	4/2.5	3,079 (-13%)	14mo	$598,000	$194	51
11830 Timbermarsh Ct	0.45mi	5/3.5 (+1)	3,038 (-14%)	1mo	$615,000	$202	47

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: -10.9%
• Equity multiple: 0.62×
• Total profit: $-65,755
• Equity at exit: $90,953

10-year hold

• IRR: -5.8%
• Equity multiple: 0.67×
• Total profit: $-56,314
• Equity at exit: $52,742

Cash invested: $170,800 (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: 820
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,223 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$504 /mo · $6,042/yr
• Insurance: −$254
• HOA: −$189
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $771

Break-even live

Break-even rent $5,248

Max offer price $610,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,116	-5% $943	+0% $771	+5% $598	+10% $425
Rent	-10% $279	-5% $525	+0% $771	+5% $1,017	+10% $1,262
Rate	-1.0pp $1,078	-0.5pp $926	base $771	+0.5pp $613	+1.0pp $452

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	26d	1	0.25mi
11761 Pinewood Lakes Dr Fort Myers, FL	4.0	3.0	2528	$3,200	$1.27	5d	1	0.47mi
13802 Pine Lodge Ln Fort Myers, FL	4.0	3.0	2606	$4,500	$1.73	26d	1	1.10mi
10798 Timber Creek Dr Fort Myers, FL	3.0	3.0	2650	$8,500	$3.21	26d	1	1.42mi

HOA detail

• Monthly dues: $189 · $2,268/yr
• Likely covers: pool

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-09
   price $610,000
3. 2026-03-24
   listed $624,900 Active
4. 2019-04-03
   soldstatus $400,000
5. 2012-12-31
   soldstatus $255,000 1005-char remark

   Show marketing remark (1005 chars)

   Bank Foreclosure! As you enter the home you are greeted on the formal living room and private dining room. 3 guest bedrooms and guest bathroom are also located in the front of the home. Once you pass the entry you will enter into the large living room with raised ceilings and opens to the large kitchen and breakfast nook. The spacious kitchen has raised panel cabinets, an island and granite counter tops while the living room features large sliders out to the paver decked lanai which overlooks the community lake. You can enjoy your in-ground pool and spa during those hot summer days and not have to worry about neighbor's right in your backyard. The master bedroom has sliders to the lanai as well and the master bathroom has a separate tub and shower and a nice large walk in closet. Second floor has a HUGE entertainment / living room, more storage another full bathroom and another den/bedroom. Overall this home has 3,487 sqft under air, 4 bedrooms + Den and 3 bathrooms with a pool & spa!

6. 2012-11-14
   price $260,000 1005-char remark

   Show marketing remark (1005 chars)

   Bank Foreclosure! As you enter the home you are greeted on the formal living room and private dining room. 3 guest bedrooms and guest bathroom are also located in the front of the home. Once you pass the entry you will enter into the large living room with raised ceilings and opens to the large kitchen and breakfast nook. The spacious kitchen has raised panel cabinets, an island and granite counter tops while the living room features large sliders out to the paver decked lanai which overlooks the community lake. You can enjoy your in-ground pool and spa during those hot summer days and not have to worry about neighbor's right in your backyard. The master bedroom has sliders to the lanai as well and the master bathroom has a separate tub and shower and a nice large walk in closet. Second floor has a HUGE entertainment / living room, more storage another full bathroom and another den/bedroom. Overall this home has 3,487 sqft under air, 4 bedrooms + Den and 3 bathrooms with a pool & spa!

7. 2006-05-05
   listed $439,990
8. 2006-02-01
   soldstatus $4,750,900

ⓘ 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: $6,042 · $504/mo
• Projected year-2 tax: $6,042 · $504/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 · 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: $74,678
• − Mortgage interest: −$34,169
• − Property taxes: −$6,042
• − Insurance: −$3,050
• − Repairs & maintenance: −$5,974
• − Management: −$5,974
• − HOA: −$2,268
• − Depreciation: −$17,745
• Taxable loss: −$546
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $9,379/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

-87.2% since first listed

8 events — show timeline

• 2026-04-23 Pending — FORTMLS
• 2026-04-09 Price Changed $610,000 FORTMLS
• 2026-03-24 Listed $624,900 FORTMLS
• 2019-04-03 Sold (Public Records) $400,000 Public Records
• 2012-12-31 Sold (MLS) $255,000 FORTMLS
• 2012-11-14 Price Changed $260,000 FORTMLS
• 2006-05-05 Listed $439,990 FORTMLS
• 2006-02-01 Sold (Public Records) $4,750,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $6,042 · +4.7% YoY. Source: county tax records.