6302 Royal Woods Dr · San Carlos Park, FL 33908

$109,000

2 bd · 2.0 ba · 1,006 sqft · SingleFamily public records · 78 Days on market

Built 1984 1,350 sqft lot $291/mo HOA · 16% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity in south Fort Myers! This home has two bedrooms and two baths. The home is ready for you to complete the remodel now — choose your own kitchen and paint and make it your own. The property experienced damage and flooding due to Hurricane Ian and is being sold as-is and it will be a great home or investment for its new owners once completed. The Island Park/Royal Woods community is an ideal location in south Fort Myers with quick access to beaches, RSW airport, I-75, shopping, dining, entertainment and the neighboring areas of Estero, Bonita and Naples. Royal Woods attracts residents in high demand due to its great location and being pet-friendly. The amenities in the community include two pools, tennis courts, clubhouse and walking paths.

Key facts

• Move-in ready
• End unit
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS PATIO
• END UNIT
• SIDE SPACE
• MOVE-IN READY
• WELL-LOCATED COMMUNITY

Property features AI

Finance

• Other: Zoned RM-2
• Financial info: Pet policy: conditional, contact for details; Maximum of 1 pet, up to 40 lbs
• HOA & community: Homeowners association with monthly fee; Monthly association fee approximately $291; Association covers management, legal/accounting, grounds maintenance, recreation facilities, road maintenance, street lights, and trash; Community amenities include clubhouse, pool, tennis courts, pickleball, shuffleboard court, and management; Non-gated community; Community contains 289 units

Exterior

• Parking: None listed
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation using reclaimed water
• Home design: Single-story; Entry level 1; Faces south; Resale property; Has property attached
• Construction: Wood siding; Wood frame construction; Shingle roof; Built on 1 story
• Exterior features: Courtyard; Fenced yard; Open patio; Porch; Attached guest house

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Single hung windows; Cable TV available; Unfurnished; Separate shower (shower only)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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.
• Market conditions: Rents soft (-1.2%/yr); 1251 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); solid renter incomes; 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 $754 of loan paydown is wiped out by about $3k 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 78 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.72% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $219,308
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17336 Birchwood Ln	0.14mi	2/2.0	1,007 (+0%)	18mo	$220,000	$218	78
17044 Golfside Cir #902	0.18mi	2/2.0	1,071 (+6%)	14mo	$145,500	$136	69

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-16,173
• Equity at exit: $16,252

10-year hold

• IRR: -21.1%
• Equity multiple: 0.18×
• Total profit: $-25,160
• Equity at exit: $9,424

Cash invested: $30,520 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1251
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$572
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$291
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $103

Break-even live

Break-even rent $1,741

Max offer price $109,000

Occupancy floor 89%

Sensitivity live

Price	-10% $165	-5% $134	+0% $103	+5% $72	+10% $41
Rent	-10% $-45	-5% $29	+0% $103	+5% $177	+10% $251
Rate	-1.0pp $158	-0.5pp $131	base $103	+0.5pp $75	+1.0pp $46

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6306 Royal Woods Dr Fort Myers, FL	2.0	2.0	1007	$1,980	$1.97	22d	1	0.03mi
6331 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$1,650	$1.64	25d	1	0.06mi
6337 Royal Woods Dr Fort Myers, FL	2.0	1.5	1006	$1,700	$1.69	25d	1	0.07mi
17250 Eagle Trce #1 Fort Myers, FL	2.0	2.0	1302	$1,800	$1.38	25d	1	0.09mi
6386 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$2,095	$2.08	3d	1	0.10mi
6386 Royal Woods Dr Fort Myers, FL	2.0	2.0	1006	$2,200	$2.19	11d	1	0.10mi
17230 Terraverde Cir Fort Myers, FL	2.0	2.0	1268	$1,750	$1.38	25d	1	0.11mi
17270 Eagle Trce #3 Fort Myers, FL	2.0	2.0	1019	$1,595	$1.57	25d	1	0.14mi
17420 Birchwood Ln #8 Fort Myers, FL	2.0	2.0	869	$3,000	$3.45	16d	1	0.21mi
17020 Golfside Cir #104 Fort Myers, FL	2.0	2.5	1379	$1,600	$1.16	4d	1	0.23mi
6499 Royal Woods Dr Fort Myers, FL	3.0	2.0	1456	$2,200	$1.51	25d	1	0.23mi
17156 Ravens Roost #7 Fort Myers, FL	2.0	2.0	1058	$3,000	$2.84	17d	1	0.24mi
17156 Ravens Roost #8 Fort Myers, FL	2.0	2.0	978	$1,600	$1.64	13d	1	0.24mi
6113 Lake Front Dr Fort Myers, FL	2.0	2.5	1157	$1,850	$1.60	25d	1	0.24mi
17426 Birchwood Ln #6 Fort Myers, FL	3.0	2.0	1076	$1,650	$1.53	17d	1	0.25mi
6492 Royal Woods Dr #7 Fort Myers, FL	3.0	2.0	1065	$1,600	$1.50	17d	1	0.26mi
6492 Royal Woods Dr #7 Fort Myers, FL	3.0	2.0	1065	$1,700	$1.60	25d	1	0.26mi
17138 Ravens Roost #8 Fort Myers, FL	2.0	2.0	1114	$1,700	$1.53	3d	1	0.26mi
17171 Terraverde Cir #3 Fort Myers, FL	2.0	2.0	978	$1,500	$1.53	25d	1	0.26mi
17100 Terraverde Cir #3 Fort Myers, FL	2.0	2.0	1322	$1,950	$1.48	25d	1	0.27mi
6474 Royal Woods Dr Fort Myers, FL	3.0	2.0	1453	$2,100	$1.45	25d	1	0.27mi
17456 Overhill Dr Unit F Fort Myers, FL	2.0	2.0	1100	$1,850	$1.68	20d	1	0.38mi
16680 Partridge Place Rd #203 Fort Myers, FL	2.0	2.0	1161	$2,950	$2.54	25d	1	0.38mi
16650 Partridge Place Rd #204 Fort Myers, FL	2.0	2.0	1161	$4,750	$4.09	25d	1	0.40mi
17745 Port Boca Ct Fort Myers, FL	2.0	2.0	1235	$1,950	$1.58	25d	1	0.41mi
17743 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	20d	1	0.41mi
17743 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	25d	1	0.41mi
17760 Park Village Blvd Fort Myers, FL	2.0	1.0	1235	$1,950	$1.58	25d	1	0.41mi
17748 Port Boca Ct Fort Myers, FL	2.0	2.0	1235	$1,950	$1.58	25d	1	0.41mi
17747 Port Boca Ct Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	25d	1	0.42mi
17758 Park Village Blvd Fort Myers, FL	2.0	2.0	1222	$1,900	$1.55	4d	1	0.42mi
17749 Grande Bayou Ct Fort Myers, FL	2.0	2.0	839	$1,575	$1.88	25d	1	0.47mi
17502 Island Inlet Ct Fort Myers, FL	2.0	2.0	968	$1,795	$1.85	25d	1	0.47mi
16590 Partridge Place Rd #102 Fort Myers, FL	2.0	2.0	1161	$1,550	$1.34	25d	1	0.50mi
16560 Partridge Place Rd #101 Fort Myers, FL	2.0	2.0	1161	$1,895	$1.63	25d	1	0.53mi
17829 Port Boca Cir Fort Myers, FL	2.0	2.0	1222	$1,950	$1.60	25d	1	0.57mi
16540 Partridge Club Rd #103 Fort Myers, FL	2.0	2.0	1161	$1,800	$1.55	25d	1	0.61mi
6187 Island Park Ct Fort Myers, FL	3.0	2.0	1372	$2,800	$2.04	4d	1	0.85mi
16436 Timberlakes Dr #104 Fort Myers, FL	2.0	2.0	1464	$2,300	$1.57	25d	1	0.96mi
16442 Timberlakes Dr #104 Fort Myers, FL	2.0	2.0	1418	$2,200	$1.55	25d	1	0.97mi

HOA detail

• Monthly dues: $291 · $3,492/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-02
   status $109,000 Pending 78 DOM
2. 2026-06-01
   days on market $109,000 Active 78 DOM
3. 2026-06-01
   days on market $109,000 Active 77 DOM
4. 2026-04-27
   price $119,000
5. 2026-04-06
   price $127,900
6. 2026-02-12
   listed $139,900 Active
7. 2023-04-07
   soldstatus $158,100
8. 2023-04-04
   soldstatus $158,100 Sold 773-char remark

   Show marketing remark (773 chars)

   A great opportunity in south Fort Myers! This home has two bedrooms and two baths. The home is ready for you to complete the remodel now — choose your own kitchen and paint and make it your own. The property experienced damage and flooding due to Hurricane Ian and is being sold as-is and it will be a great home or investment for its new owners once completed. The Island Park/Royal Woods community is an ideal location in south Fort Myers with quick access to beaches, RSW airport, I-75, shopping, dining, entertainment and the neighboring areas of Estero, Bonita and Naples. Royal Woods attracts residents in high demand due to its great location and being pet-friendly. The amenities in the community include two pools, tennis courts, clubhouse and walking paths.

9. 2023-03-09
   status Pending 773-char remark

   Show marketing remark (773 chars)

   A great opportunity in south Fort Myers! This home has two bedrooms and two baths. The home is ready for you to complete the remodel now — choose your own kitchen and paint and make it your own. The property experienced damage and flooding due to Hurricane Ian and is being sold as-is and it will be a great home or investment for its new owners once completed. The Island Park/Royal Woods community is an ideal location in south Fort Myers with quick access to beaches, RSW airport, I-75, shopping, dining, entertainment and the neighboring areas of Estero, Bonita and Naples. Royal Woods attracts residents in high demand due to its great location and being pet-friendly. The amenities in the community include two pools, tennis courts, clubhouse and walking paths.

10. 2023-03-06
    listed $155,000 Active 773-char remark

    Show marketing remark (773 chars)

    A great opportunity in south Fort Myers! This home has two bedrooms and two baths. The home is ready for you to complete the remodel now — choose your own kitchen and paint and make it your own. The property experienced damage and flooding due to Hurricane Ian and is being sold as-is and it will be a great home or investment for its new owners once completed. The Island Park/Royal Woods community is an ideal location in south Fort Myers with quick access to beaches, RSW airport, I-75, shopping, dining, entertainment and the neighboring areas of Estero, Bonita and Naples. Royal Woods attracts residents in high demand due to its great location and being pet-friendly. The amenities in the community include two pools, tennis courts, clubhouse and walking paths.

11. 2002-08-19
    soldstatus $76,000
12. 2001-05-02
    soldstatus $64,900
13. 1992-03-30
    soldstatus $49,900

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$415/yr (+$35/mo · 84.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 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: $22,457
• − Mortgage interest: −$6,106
• − Property taxes: −$490
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − HOA: −$3,492
• − Depreciation: −$3,171
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,250/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 27,337
• 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: 1944.0

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 (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

Price history

+138.5% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $119,000 FORTMLS
• 2026-04-06 Price Changed $127,900 FORTMLS
• 2026-02-12 Listed $139,900 FORTMLS
• 2023-04-07 Sold (Public Records) $158,100 Public Records
• 2023-04-04 Sold (MLS) $158,100 BEARMLS
• 2023-03-09 Pending — BEARMLS
• 2023-03-06 Listed $155,000 BEARMLS
• 2002-08-19 Sold (Public Records) $76,000 Public Records
• 2001-05-02 Sold (Public Records) $64,900 Public Records
• 1992-03-30 Sold (Public Records) $49,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $490 · -75.5% YoY. Source: county tax records.