376 Kingston Dr E · Tice, FL 33905

$129,900

2 bd · 1.0 ba · 813 sqft · SingleFamily public records · 40 Days on market

Built 1963 8,276 sqft lot Est $171k · 24% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

1963 concrete block house in need of some love. Endless potential . .. .. .. several brand new homes being built within feet of this one. Was occupied up to a few months ago. .. .. .Oversized garage 16x28. Long corner lot 155X55 Agents see remarks

Key facts

• 8,276 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 space); Detached carport (1 space); 2 covered parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Resale property; Faces west; Zoned RS-1
• Construction: Block, concrete and stucco construction; Shingle roof; Built on a single story
• Exterior features: Corner lot; Irregular lot; East exposure; No additional exterior features listed

Interior

• Bedrooms: Unfurnished
• Flooring: Terrazzo flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Window AC unit(s)
• Interior features: Jalousie windows; Family/Dining room; Living/Dining room; Tub with shower

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#552 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F, employment 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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% 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 soft (-3.0%/yr); 768 active listings in the ZIP; 18 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

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $130k implies a 294% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $170,730
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5194 Atlanta Ave	0.03mi	2/1.0	720 (-11%)	15mo	$113,000	$157	68
262 Palmacea Rd	0.45mi	3/2.0 (+1)	926 (+14%)	8mo	$194,000	$210	40

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,780
• Equity at exit: $19,369

10-year hold

• IRR: 7.8%
• Equity multiple: 1.51×
• Total profit: $18,518
• Equity at exit: $11,231

Cash invested: $36,372 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 768
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$681
• Tax from tax record: −$133 /mo · $1,590/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $434

Break-even live

Break-even rent $1,099

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $508	-5% $471	+0% $434	+5% $397	+10% $361
Rent	-10% $304	-5% $369	+0% $434	+5% $499	+10% $564
Rate	-1.0pp $500	-0.5pp $467	base $434	+0.5pp $401	+1.0pp $366

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9540 Green Cypress Ln #11 Fort Myers, FL	2.0	2.0	988	$2,500	$2.53	25d	1	0.46mi
9570 Green Cypress Ln #13 Fort Myers, FL	2.0	2.0	985	$2,800	$2.84	25d	1	0.47mi
4681 Lakeside Club Blvd #11 Fort Myers, FL	2.0	2.0	964	$1,300	$1.35	25d	1	0.54mi
9950 Sailview Ct #2 Fort Myers, FL	2.0	2.0	964	$1,500	$1.56	25d	1	0.60mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,100	$1.11	4d	1	0.64mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,150	$1.16	25d	1	0.64mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	15d	1	0.64mi
141 Schneider Dr Fort Myers, FL	3.0	2.0	1048	$2,500	$2.39	25d	1	0.67mi
328 Bellair Rd Fort Myers, FL	2.0	1.0	900	$1,500	$1.67	25d	1	0.69mi
326 Chattanooga Dr Fort Myers, FL	2.0	1.0	895	$1,475	$1.65	22d	1	0.82mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	25d	1	0.85mi
4724 Tice St Fort Myers, FL	2.0	1.0	890	$1,100	$1.24	17d	1	1.03mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	21d	1	1.04mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	4d	1	1.04mi
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	25d	1	1.11mi
319 Montgomery Ave Fort Myers, FL	3.0	1.0	978	$1,300	$1.33	16d	1	1.14mi
580 Thomas Ave Fort Myers, FL	2.0	1.0	900	$1,200	$1.33	25d	1	1.18mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$2,174	$2.03	4d	14	1.35mi

Listing history 15 events

1. 2026-06-22
   days on market $129,900 Active 40 DOM
2. 2026-06-17
   days on market $129,900 Active 36 DOM
3. 2026-06-16
   days on market $129,900 Active 35 DOM
4. 2026-06-15
   days on market $129,900 Active 34 DOM
5. 2026-06-13
   days on market $129,900 Active 32 DOM
6. 2026-06-10
   days on market $129,900 Active 29 DOM
7. 2026-06-09
   days on market $129,900 Active 28 DOM
8. 2026-06-08
   days on market $129,900 Active 27 DOM
9. 2026-06-07
   days on market $129,900 Active 26 DOM
10. 2026-06-03
    days on market $129,900 Active 22 DOM
11. 2026-06-02
    days on market $129,900 Active 21 DOM
12. 2026-06-01
    days on market $129,900 Active 20 DOM
13. 2026-05-31
    days on market $129,900 Active 19 DOM
14. 2026-05-12
    listed $129,900 Active
15. 1984-05-01
    soldstatus $33,000

ⓘ 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: $1,590 · $133/mo
• Projected year-2 tax: $1,590 · $133/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,778
• − Mortgage interest: −$7,276
• − Property taxes: −$1,590
• − Insurance: −$650
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,779
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,414/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 — Tice

• Score: 67/100
• State rank: #552
• US rank: #10424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+293.6% since first listed

2 events — show timeline

• 2026-05-12 Listed $129,900 FORTMLS
• 1984-05-01 Sold (Public Records) $33,000 Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,590 · -21.5% YoY. Source: county tax records.