9819 Catena Way · Fort Myers, FL 33908

$259,800

2 bd · 2.5 ba · 1,850 sqft · Townhouse · 63 Days on market

Built 2006 Good condition $140/sqft · 9% below area Est $287k · 9% under

---

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 +17.2/30.0
• ARV discount +11.7/15.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• 1% rule +4.7/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently repriced and one of the best values in gated Sail Harbour in prime South Fort Myers. Beautifully furnished move-in ready townhome with major upgrades already completed, including impact windows, new tile roof (2024), and new A/C system (2023). Remodeled kitchen features white shaker cabinets, granite countertops, extended workspace, additional cabinetry, and a walk-in pantry. Bathrooms updated with matching shaker cabinets, granite, and modern finishes. Furnishings negotiable, making this an ideal option for seasonal use, full-time living, or investment. Located just steps from the community pool with added privacy from the large grassy area behind the home. Additional updates include new front door, lighting, ceiling fans, carpet and padding upstairs, and stainless steel appliances. Built with solid concrete block construction on both levels. Low HOA fees include cable and WiFi. Convenient to shopping, dining, beaches, and more. Smoke-free and pet-free. Buyer agents welcome.

Key facts

• Gated sail harbour
• New a c system
• New tile roof

Tags

• GATED SAIL HARBOUR
• IMPACT WINDOWS
• NEW TILE ROOF
• NEW A C SYSTEM
• REMODELED KITCHEN
• WHITE SHAKER CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (3.4% below list).
• Recommended offer: $225k (13.3% below list) — sets the bar for cash-flow.
• Cap rate 7.2% vs local median 2.8% 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.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% 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).
• Market conditions: Rents soft (-1.2%/yr); 1480 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 40% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 63 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,159 (13.3% 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 63 days. Have you received any prior offers? Is the seller open to a 13% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $286,712
• List price: $259,800
• Delta: -9.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16121 Via Solera Cir #103	0.09mi	3/2.5 (+1)	1,820 (-2%)	5mo	$239,000	$131	84
9811 Bodego Way #104	0.22mi	3/2.5 (+1)	1,819 (-2%)	0mo	$250,000	$137	82
16142 Via Solera Cir #101	0.10mi	3/2.5 (+1)	1,928 (+4%)	6mo	$290,000	$150	79
16081 Via Solera Cir #103	0.21mi	3/2.5 (+1)	1,819 (-2%)	5mo	$195,000	$107	78
16191 Via Solera Cir #104	0.08mi	3/2.5 (+1)	1,819 (-2%)	13mo	$260,000	$143	78
9828 Catena Way #105	0.04mi	2/2.5	1,749 (-6%)	14mo	$227,000	$130	77
16122 Via Solera Cir #102	0.11mi	2/2.5	1,749 (-6%)	18mo	$276,500	$158	71
9808 Solera Cove Pointe #104	0.12mi	3/2.5 (+1)	1,819 (-2%)	21mo	$295,000	$162	69
16081 Via Solera Cir #105	0.21mi	2/2.5	1,749 (-6%)	17mo	$280,000	$160	67
15765 Portofino Springs Blvd #105	0.58mi	3/2.5 (+1)	1,662 (-10%)	4mo	$220,000	$132	47
9440 Sardinia Way #104	0.62mi	3/2.5 (+1)	1,662 (-10%)	9mo	$240,000	$144	42
15780 Portofino Springs Blvd #107	0.63mi	3/2.5 (+1)	1,637 (-12%)	13mo	$220,000	$134	36

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: -27.2%
• Equity multiple: 0.11×
• Total profit: $-64,400
• Equity at exit: $38,737

10-year hold

• IRR: -47.0%
• Equity multiple: -0.41×
• Total profit: $-102,916
• Equity at exit: $22,463

Cash invested: $72,744 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 11 under contract
• Months of supply: 15.3 mo (7%/mo absorbed)
• Median asking: $279,999 ($160/sqft)
• Median days on market: 41 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -3.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1480
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,362
• Tax est. 1.5%: −$325 /mo · $3,897/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-239

Break-even live

Break-even rent $2,813

Max offer price $225,159

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-150	+0% $-239	+5% $-329	+10% $-419
Rent	-10% $-438	-5% $-339	+0% $-239	+5% $-140	+10% $-41
Rate	-1.0pp $-109	-0.5pp $-173	base $-239	+0.5pp $-307	+1.0pp $-375

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: $64,950
• Closing costs: $7,794
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9817 Cristalino View Way #103 Fort Myers, FL	3.0	2.5	1819	$4,750	$2.61	19d	1	0.09mi
16114 Via Solera Cir #105 Fort Myers, FL	2.0	2.5	1819	$2,200	$1.21	72d	1	0.10mi
9813 Quinta Artesa Way #104 Fort Myers, FL	3.0	2.5	1819	$1,850	$1.02	72d	1	0.11mi
9813 Quinta Artesa Way #103 Fort Myers, FL	3.0	2.5	1819	$2,250	$1.24	63d	1	0.11mi
9814 Quinta Artesa Way #102 Fort Myers, FL	2.0	2.5	1756	$4,250	$2.42	72d	1	0.13mi
16214 Via Solera Cir #5 Fort Myers, FL	2.0	2.5	1300	$1,750	$1.35	72d	1	0.14mi
16097 Via Solera Cir #105 Fort Myers, FL	2.0	2.0	1749	$1,850	$1.06	27d	1	0.15mi
16098 Via Solera Cir #105 Fort Myers, FL	2.0	2.5	1834	$2,000	$1.09	72d	1	0.15mi
16198 Via Solera Cir #102 Fort Myers, FL	2.0	2.5	1749	$1,800	$1.03	17d	1	0.15mi
9470 Sardinia Way #107 Fort Myers, FL	3.0	2.5	1761	$2,300	$1.31	52d	1	0.53mi
9660 Pineapple Preserve Ct Fort Myers, FL	3.0	2.0	1943	$6,000	$3.09	19d	1	0.61mi
15800 Portofino Springs Blvd #102 Fort Myers, FL	3.0	2.5	1761	$2,500	$1.42	72d	1	0.67mi
15250 Sonoma Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1252	$1,888	$1.51	16d	26	0.74mi
9265 Belleza Way #101 Fort Myers, FL	3.0	2.0	1759	$2,000	$1.14	63d	1	0.84mi
16209 Asheboro Ct Fort Myers, FL	2.0	2.0	1481	$1,795	$1.21	46d	1	0.84mi
15037 Sandpiper Preserve Blvd #204 Fort Myers, FL	2.0	2.0	1529	$4,500	$2.94	72d	1	0.85mi
9648 Windsor Gardens Ln #202 Fort Myers, FL	2.0	2.0	1262	$1,650	$1.31	39d	1	0.90mi
9648 Windsor Gardens Ln Fort Myers, FL	2.0	2.0	1262	$1,650	$1.31	19d	1	0.90mi
10741 Robinson St Fort Myers, FL	3.0	2.0	2432	$1,900	$0.78	32d	1	1.01mi
9811 Las Casas Dr Fort Myers, FL	3.0	2.0	1538	$2,550	$1.66	19d	1	1.04mi
16635 Lake Circle Dr Fort Myers, FL	2.0	2.0	1277	$2,150	$1.68	41d	2	1.06mi
11848 Bayport Ln #2002 Fort Myers, FL	3.0	2.0	1661	$2,200	$1.32	72d	1	1.06mi
8969 Spring Mountain Way Fort Myers, FL	3.0	2.0	1538	$3,000	$1.95	19d	1	1.06mi
8929 Spring Mountain Way Fort Myers, FL	3.0	2.5	1847	$2,600	$1.41	17d	1	1.08mi
14985 Sunset Eve Loop Unit 101 Fort Myers, FL	3.0	2.5	1265	$2,000	$1.58	30d	1	1.12mi
14985 Sunset Eve Loop Fort Myers, FL	3.0	2.5	1265	$2,500	$1.98	72d	1	1.12mi
16685 Lake Circle Dr Fort Myers, FL	2.0	2.0	1228	$2,000	$1.63	72d	2	1.16mi
15441 Bellamar Cir #1114 Fort Myers, FL	3.0	2.0	1580	$1,450	$0.92	52d	1	1.21mi
9320 Water Lily Ct #501 Fort Myers, FL	3.0	2.0	1478	$3,000	$2.03	72d	1	1.21mi
10770 Clear Lake Loop Fort Myers, FL	2.0–4.0	1.0–2.0	1108	$1,440	$1.30	19d	13	1.23mi
16420 Millstone Cir Fort Myers, FL	2.0–3.0	2.0	1499	$2,600	$1.73	35d	2	1.24mi
16322 Edgemont Dr Fort Myers, FL	3.0	2.0	2274	$6,500	$2.86	41d	1	1.26mi
14980 Vista View Way #202 Fort Myers, FL	2.0	2.0	1256	$3,750	$2.99	72d	1	1.27mi
8986 Greenwich Hills Way #201 Fort Myers, FL	2.0	2.0	2040	$5,200	$2.55	72d	1	1.27mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	63d	1	1.27mi
11021 Gulf Reflections Dr Fort Myers, FL	2.0–3.0	2.0	1674	$2,600	$1.55	72d	2	1.28mi
14970 Vista View Way #304 Fort Myers, FL	2.0	2.0	1269	$1,850	$1.46	72d	1	1.28mi
11021 Gulf Reflections Dr #303 Fort Myers, FL	2.0	2.0	1500	$4,200	$2.80	52d	1	1.28mi
15009 Cloverdale Dr Fort Myers, FL	3.0	2.5	1589	$2,800	$1.76	52d	1	1.28mi
16100 Myriad Ln Fort Myers, FL	1.0–2.0	1.0–2.0	1069	$1,950	$1.82	16d	2	1.29mi

Property features AI

Exterior

• Home design: Single-family property built in 2006One- or two-story configuration (story count not provided)
• Construction: Built in 2006
• Exterior features: Located in the Sail Harbour subdivision

Listing history 36 events

1. 2026-08-06
   days on market $259,800 Active 63 DOM
2. 2026-08-05
   days on market $259,800 Active 62 DOM
3. 2026-07-26
   days on market $259,800 Active 52 DOM
4. 2026-07-24
   days on market $259,800 Active 50 DOM
5. 2026-07-23
   days on market $259,800 Active 49 DOM
6. 2026-07-22
   days on market $259,800 Active 48 DOM
7. 2026-07-21
   days on market $259,800 Active 47 DOM
8. 2026-07-18
   days on market $259,800 Active 44 DOM
9. 2026-07-18
   days on market $259,800 Active 43 DOM
10. 2026-07-16
    days on market $259,800 Active 42 DOM
11. 2026-07-15
    days on market $259,800 Active 41 DOM
12. 2026-07-13
    days on market $259,800 Active 39 DOM
13. 2026-07-13
    days on market $259,800 Active 38 DOM
14. 2026-07-12
    days on market $259,800 Active 37 DOM
15. 2026-07-10
    days on market $259,800 Active 36 DOM
16. 2026-07-10
    days on market $259,800 Active 35 DOM
17. 2026-07-07
    days on market $259,800 Active 33 DOM
18. 2026-07-06
    days on market $259,800 Active 32 DOM
19. 2026-07-05
    days on market $259,800 Active 31 DOM
20. 2026-07-02
    days on marketlisting id $259,800 Active 28 DOM
21. 2026-07-01
    days on market $259,800 Active 50 DOM
22. 2026-06-30
    days on market $259,800 Active 49 DOM
23. 2026-06-29
    days on market $259,800 Active 48 DOM
24. 2026-06-28
    days on market $259,800 Active 47 DOM
25. 2026-06-25
    days on market $259,800 Active 43 DOM
26. 2026-06-22
    days on market $259,800 Active 40 DOM
27. 2026-06-17
    days on market $259,800 Active 36 DOM
28. 2026-06-16
    days on market $259,800 Active 35 DOM
29. 2026-06-16
    days on market $259,800 Active 34 DOM
30. 2026-06-13
    days on market $259,800 Active 32 DOM
31. 2026-06-09
    days on market $259,800 Active 28 DOM
32. 2026-06-07
    days on market $259,800 Active 26 DOM
33. 2026-06-01
    days on market $259,800 Active 20 DOM
34. 2026-06-01
    days on market $259,800 Active 19 DOM
35. 2026-05-13
    price $259,800
36. 2026-05-12
    listed $262,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 32 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: $30,115
• − Mortgage interest: −$14,553
• − Property taxes: −$3,897
• − Insurance: −$6,418
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$7,558
• Taxable loss: −$7,129
• Est. tax savings @ 24.0%: +$1,711
• After-tax cash flow: $-1,162/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.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab Est. rehab $9,250–$27,750 screening

This move-in ready townhome in Sail Harbour has been recently updated with a new roof, A/C, and kitchen and bathroom renovations, making it an attractive investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and interior ambiance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Ray V. Pottorf Elementary School F FL #1,288/2,144 Nat'l #16,061/41,679 Middle Lexington Middle School B- FL #183/571 Nat'l #2,564/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

A Composite livability gradescore 86/100

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

• County: Lee County · 871,946 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 17% of renters

---

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

Property features AI

Exterior

• Home design: Single-family property built in 2006One- or two-story configuration (story count not provided)
• Construction: Built in 2006
• Exterior features: Located in the Sail Harbour subdivision

Price history

-0.8% since first listed

3 events — show timeline

• 2026-06-04 Listed $259,800 ForSaleByOwner.com
• 2026-05-13 Price Changed $259,800 FSBO.com
• 2026-05-12 Listed $262,000 FSBO.com