10662 Camarelle Cir · Fort Myers, FL 33913

$310,000

2 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 86 Days on market

Built 2007 0.26 ac lot Est $396k · 22% under $688/mo HOA · 15% of rent

---

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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.0/10.0
• 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

Incredible opportuniy! Located on an oversized corner lot outside the hazard flood zone, this well maintained 3-bedroom, 2-bath home offers both comfort and peace of mind. Durable tile and luxury vinyl plank flooring throughout, and a bright open layout filled with natural light. The thoughtfully designed floor plan flows seamlessly into the extended screened lanai—perfect for entertaining, enjoying morning coffee, or relaxing in the warm Florida breeze. Life in Pelican Preserve feels like a permanent vacation. This active 55 plus community offfers an abundance of amenities including an optional championship golf membership, tennis and pickleball courts, indoor and outdoor pools, a s

Key facts

• Oversized corner lot
• Live entertainment
• 0.26 acre lot

Tags

• OVERSIZED CORNER LOT
• EXTENDED SCREENED LANAI
• TENNIS AND PICKLEBALL COURTS
• INDOOR AND OUTDOOR POOLS
• WOODWORKING AND SEWING STUDIOS
• LIVE ENTERTAINMENT

Property features AI

Finance

• Other: Located in subdivision P3, Camarelle; Lot is PUD zoned with deeded restrictions
• Financial info: Total annual recurring fees $8,252; Total one-time fees $2,570
• HOA & community: Mandatory HOA; HOA fee $600 quarterly; Master HOA fee $1,463.11 quarterly; Professional management; Maintenance covers cable, internet/Wi‑Fi, lawn/land maintenance, legal/accounting, recreation facilities, reserves, security, street lights, and street maintenance; Community amenities include clubhouse, community pool and spa, exercise room, tennis, pickleball, basketball, golf course (non-equity), bocce, putting green, bike/jog paths, dog park, fishing pier, restaurant, theater, business center, billiards, hobby room, sauna, concierge services, private membership options, sidewalks and streetlights

Exterior

• Parking: Attached 2-car garage; Paved private road access
• Security: Gated community; Concierge services; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; 1 story / ranch; Corner lot; Built in 2007; Rear exposure faces north; Located in Pelican Preserve (gated, golf community)
• Construction: Concrete block construction
• Exterior features: Automatic sprinkler system; Stucco exterior; Tile roof; Windows: see remarks; Landscaped area and preserve views; Reclaimed irrigation

Interior

• Kitchen: Dishwasher; Disposal; Range; Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Foyer; French doors; Laundry tub; Smoke detectors; Formal dining; Guest bath; Guest room; Laundry in residence; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% 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: 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; 821 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 $4,600/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $9k 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 86 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $43k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.48% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $396,175
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10610 Camarelle Cir	0.11mi	2/2.0	1,278 (-14%)	2mo	$316,000	$247	69
11253 Carlingford Rd	0.54mi	3/2.0 (+1)	1,574 (+5%)	22mo	$452,000	$287	42
11060 Yellow Poplar Dr	0.62mi	3/2.0 (+1)	1,574 (+5%)	21mo	$417,000	$265	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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-9,783
• Equity at exit: $46,222

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $14,015
• Equity at exit: $26,803

Cash invested: $86,800 (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: 821
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $4,600 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$377 /mo · $4,530/yr
• Insurance: −$129
• HOA: −$688
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $814

Break-even live

Break-even rent $3,570

Max offer price $310,000

Occupancy floor 77%

Sensitivity live

Price	-10% $989	-5% $901	+0% $814	+5% $726	+10% $638
Rent	-10% $450	-5% $632	+0% $814	+5% $995	+10% $1,177
Rate	-1.0pp $970	-0.5pp $893	base $814	+0.5pp $733	+1.0pp $652

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	0.13mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	0.22mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.26mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	0.26mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.31mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	0.42mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.43mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	5d	1	0.44mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.44mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	25d	1	0.48mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	0.49mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.49mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	17d	1	0.50mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	25d	1	0.50mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.50mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	0.50mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	5d	1	0.52mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	0.52mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	0.55mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	0.58mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	17d	1	0.58mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	0.60mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	25d	1	0.60mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	0.62mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	0.62mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	0.63mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	23d	1	0.67mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	0.68mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	25d	1	0.68mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	25d	1	0.70mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	25d	1	0.72mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	25d	1	0.73mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	0.74mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	25d	1	0.77mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	0.78mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	16d	1	0.88mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	25d	1	0.90mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	25d	1	0.90mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	25d	1	0.90mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	5d	1	0.90mi

HOA detail

• Monthly dues: $688 · $8,256/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-13
   status $310,000 Pending 86 DOM
2. 2026-05-16
   status Pending With Contingencies
3. 2026-05-06
   price $310,000
4. 2026-04-17
   price $335,000
5. 2026-02-18
   listed $353,000 Active
6. 2026-02-18
   historical
7. 2026-02-18
   historical
8. 2026-01-22
   price $368,500
9. 2026-01-22
   price $368,500
10. 2025-11-10
    price $398,500
11. 2025-11-10
    price $398,500
12. 2025-08-24
    listed $422,500 Active
13. 2025-07-31
    listed $422,500 Active
14. 2015-11-02
    price $230,000
15. 2015-08-10
    soldstatus $230,100
16. 2015-08-07
    soldstatus $230,100 Sold
17. 2015-06-04
    status Pending With Contingencies
18. 2015-05-30
    price $230,100
19. 2015-05-30
    price $230,000
20. 2015-04-10
    price $240,000
21. 2015-03-24
    listed $249,900 Active
22. 2015-03-22
    historical
23. 2015-02-27
    price $249,000
24. 2015-02-07
    price $252,900
25. 2015-01-07
    listed $257,900 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: $4,530 · $377/mo
• Projected year-2 tax: $4,530 · $377/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 · 29 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: $55,200
• − Mortgage interest: −$17,365
• − Property taxes: −$4,530
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,416
• − Management: −$4,416
• − HOA: −$8,256
• − Depreciation: −$9,018
• Taxable income: $5,650
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $8,409/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

+20.2% since first listed

24 events — show timeline

• 2026-05-16 Pending — BEARMLS
• 2026-05-06 Price Changed $310,000 BEARMLS
• 2026-04-17 Price Changed $335,000 BEARMLS
• 2026-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listing Removed — FORTMLS
• 2026-02-18 Listed $353,000 BEARMLS
• 2026-01-22 Price Changed $368,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $368,500 FORTMLS
• 2025-11-10 Price Changed $398,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $398,500 FORTMLS
• 2025-08-24 Listed $422,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listed $422,500 FORTMLS
• 2015-11-02 Price Changed $230,000 FORTMLS
• 2015-08-10 Sold (Public Records) $230,100 Public Records
• 2015-08-07 Sold (MLS) $230,100 FORTMLS
• 2015-06-04 Pending — FORTMLS
• 2015-05-30 Price Changed $230,000 FORTMLS
• 2015-05-30 Price Changed $230,100 FORTMLS
• 2015-04-10 Price Changed $240,000 FORTMLS
• 2015-03-24 Listed $249,900 FORTMLS
• 2015-03-22 Listing Removed — FORTMLS
• 2015-02-27 Price Changed $249,000 FORTMLS
• 2015-02-07 Price Changed $252,900 FORTMLS
• 2015-01-07 Listed $257,900 FORTMLS

Property tax history

+1.4%/yr

Latest (2025): $4,530 · -1.0% YoY. Source: county tax records.