10894 Glenhurst St · Fort Myers, FL 33913

$365,000

2 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 53 Days on market

Built 2016 10,541 sqft lot $459/mo HOA · 11% 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This wonderful Bridgetown home has a comfortable, easy flow with a kitchen that really works for how people actually use the space. A large island anchors the room, with plenty of prep space, granite countertops, 42-inch upper cabinets, and a pantry that keeps everything organized and within reach. Tile flooring runs throughout the home for a clean, low-maintenance feel. In the primary bedroom, a tray ceiling adds character and charm. The sliding glass doors in the living room pocket all the way back, opening the living area to the lanai and creating a true indoor/outdoor connection—great for catching a breeze or extending your living space outside. The laundry room stands out with cu

Key facts

• Pantry
• Tray ceiling
• Large island

Tags

• LARGE ISLAND
• GRANITE COUNTERTOPS
• 42 INCH UPPER CABINETS
• PANTRY
• TILE FLOORING
• TRAY CEILING

Property features AI

Finance

• Financial info: Pets allowed with conditions; contact for details
• HOA & community: Homeowners association with quarterly fee; Association includes management, cable TV, internet, irrigation water, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance and street lights; Community amenities: clubhouse, barbecue, picnic area, playground, pickleball, park, pool, spa/hot tub, sidewalks, tennis courts; Community features include gated entry, tennis courts, and street lights; On-site management; Community of 985 units

Exterior

• Parking: Attached 2-car garage; Covered parking; Driveway; Paved parking; Garage door opener
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Public sewer; Underground utilities; High speed internet available; Cable not available (but cable TV listed in association includes); Reclaimed water irrigation
• Home design: Single-story; Entry level: 1; Resale property; Has a view
• Construction: Block, metal frame, concrete and stucco construction; Tile roof
• Exterior features: Sprinkler/irrigation system (automatic); Shutters (manual); Pond on lot; Private paved road frontage; Private maintained road; North exposure; South-facing view

Interior

• Kitchen: Dishwasher; Electric cooktop; Range; Microwave; Refrigerator with ice maker; Freezer; Icemaker; Disposal
• Bedrooms: Bedroom on main level; Main level primary bedroom
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Shower only in at least one bathroom; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Eat-in kitchen; High ceilings; Kitchen island; Living/dining room; Main level primary; Pantry; Shower only (separate shower); Cable TV available; Window treatments; High speed internet available; Split bedrooms; Unfurnished; Casement, single-hung and sliding windows
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Fort Myers — 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 flat; 811 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 $4,276/mo this rent would consume 46% 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 $11k 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 53 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-39,757
• Equity at exit: $54,423

10-year hold

• IRR: -6.6%
• Equity multiple: 0.63×
• Total profit: $-37,549
• Equity at exit: $31,559

Cash invested: $102,200 (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: 811
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,276 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$380 /mo · $4,564/yr
• Insurance: −$152
• HOA: −$459
• Vacancy / Maint / Mgmt: −$898
• Net cashflow: $473

Break-even live

Break-even rent $3,678

Max offer price $365,000

Occupancy floor 84%

Sensitivity live

Price	-10% $679	-5% $576	+0% $473	+5% $370	+10% $266
Rent	-10% $135	-5% $304	+0% $473	+5% $642	+10% $811
Rate	-1.0pp $657	-0.5pp $566	base $473	+0.5pp $378	+1.0pp $282

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	0.04mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	24d	1	0.07mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	15d	1	0.07mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	24d	1	0.13mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	24d	1	0.33mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	24d	1	0.38mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	24d	1	0.41mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	4d	23	0.42mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	15d	1	0.53mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.59mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	24d	1	0.82mi
11869 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1646	$5,000	$3.04	24d	1	0.83mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	1.02mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	1.08mi
13068 Georges Cay Pl Fort Myers, FL	3.0	2.5	1590	$2,900	$1.82	15d	1	1.11mi
13071 Georges Cay Pl Fort Myers, FL	3.0	3.0	1600	$3,800	$2.38	24d	1	1.11mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	1.11mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	4d	1	1.13mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	1.13mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.14mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	1.14mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	24d	1	1.16mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	1.16mi
13104 Georges Cay Pl Fort Myers, FL	3.0	2.5	1590	$3,100	$1.95	24d	1	1.17mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	1.20mi
12171 Summergate Cir #102 Fort Myers, FL	2.0	2.0	978	$1,500	$1.53	24d	1	1.21mi
12141 Summergate Cir #102 Fort Myers, FL	2.0	2.0	978	$1,800	$1.84	12d	1	1.24mi
12061 Summergate Cir #204 Fort Myers, FL	2.0	2.0	956	$3,000	$3.14	24d	1	1.25mi
12131 Summergate Cir #203 Fort Myers, FL	2.0	2.0	978	$3,500	$3.58	24d	1	1.27mi
10900 Legacy Gateway Cir Fort Myers, FL	1.0–3.0	1.0–2.5	1115	$1,962	$1.76	2d	36	1.28mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	4d	1	1.30mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	12d	1	1.30mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	24d	1	1.32mi
12030 Champions Green Way #212 Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	1.34mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	1.34mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	24d	1	1.35mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	1.35mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	24d	1	1.35mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	24d	1	1.38mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	1.38mi

HOA detail

• Monthly dues: $459 · $5,508/yr

Listing history 13 events

1. 2026-06-17
   days on market $365,000 Active 53 DOM
2. 2026-06-16
   days on market $365,000 Active 52 DOM
3. 2026-06-15
   days on market $365,000 Active 51 DOM
4. 2026-06-13
   days on market $365,000 Active 49 DOM
5. 2026-06-10
   days on market $365,000 Active 46 DOM
6. 2026-06-09
   days on market $365,000 Active 45 DOM
7. 2026-06-08
   days on market $365,000 Active 44 DOM
8. 2026-06-07
   days on market $365,000 Active 43 DOM
9. 2026-06-03
   days on market $365,000 Active 39 DOM
10. 2026-06-02
    days on market $365,000 Active 38 DOM
11. 2026-06-01
    days on market $365,000 Active 37 DOM
12. 2026-05-31
    statusdays on market $365,000 Active 36 DOM
13. 2026-04-22
    listed $365,000 Active

ⓘ 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: $4,564 · $380/mo
• Projected year-2 tax: $4,564 · $380/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,317
• − Mortgage interest: −$20,446
• − Property taxes: −$4,564
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,105
• − Management: −$4,105
• − HOA: −$5,508
• − Depreciation: −$10,618
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $5,639/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• 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

1 event — show timeline

• 2026-04-22 Listed $365,000 FORTMLS

Property tax history

+37.7%/yr

Latest (2025): $4,564 · +2.3% YoY. Source: county tax records.