17803 Little Torch Ky · Harlem Heights, FL 33908

$499,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 72 Days on market

Built 2016 8,407 sqft lot Est $735k · 32% under $291/mo HOA · 5% of rent ↓ 47% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Coastal Key a desirable, well managed and financially sound community where you can live that Florida lifestyle you've dreamed about. This well maintained 1,772 sq. ft. home is a 3-bedroom & Den, 2 full baths pool home with a beautiful kitchen of maple cabinets, granite counter tops and stainless-steel appliances. It also has lots of extras. The owners had installed impact windows, a custom 2 foot extended garage for the long vehicles, a whole house Generac standby generator with WIFI & shole house solar system, Kevlar roll down storm screens for the covered patio, a pool heater, Kinetico Reverse Osmosis water filter system, whole home surge protector, a safety fence

Key facts

• Pool heater
• Solar panels
• Impact windows

Tags

• SOLAR PANELS
• IMPACT WINDOWS
• CUSTOM EXTENDED GARAGE
• KEVLAR ROLL DOWN STORM SCREENS
• POOL HEATER
• WHOLE HOME SURGE PROTECTOR

Property features AI

Finance

• Financial info: Pets allowed conditionally (call for details); Community of 112 units
• HOA & community: Homeowners association with quarterly fee; Association covers insurance, irrigation water, legal/accounting, grounds maintenance, reserve fund, road maintenance, street lights and security; Community amenities include dog park, guest suites, barbecue and picnic areas, park, sidewalks, and management; Gated community with street lights

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway and on-street parking; paved surfaces
• Security: Gated community with security gate and key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Cable available, natural gas available, high speed internet available; Solar panels (green energy feature)
• Home design: Single-story home; Entry level: 1; Resale property; West-facing direction (property faces west)
• Construction: Tile roof; Built with block, concrete, stucco and vinyl siding
• Exterior features: Patio and lanai (screened porch, screened patio/porch); Security/high impact doors; Patio and porch areas; Corner lot on a cul-de-sac with paved private road; East exposure with lake waterfront view; Private-maintained road

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Icemaker / refrigerator with ice maker; Microwave; Range / self-cleaning oven; Refrigerator; Water purifier; Pantry and walk-in pantry; Breakfast bar and kitchen island
• Bedrooms: Master bedroom; Additional bedrooms (two other bedrooms listed)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms; Dual sinks and separate shower
• Heating & cooling: Central heating (electric and solar); Central air conditioning; Ceiling fans
• Interior features: Impact glass and shutters on windows with window coverings; Partially furnished; Breakfast bar and kitchen island; Built-in features and closet cabinetry; Dual sinks and separate shower (shower only listed); Living/dining room configuration; Pantry and walk-in pantry; Bar and walk-in closets; Window treatments and central vacuum; High speed internet available and cable TV; Home office and split bedrooms; Workshop
• Laundry & utility: Washer and dryer included; Inside laundry / utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 2.9% in Harlem Heights — 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 75/100 on livability (#263 in FL, #4,209 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities 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.
• Market conditions: Rents soft (-1.2%/yr); 1244 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $5,713/mo this rent would consume 91% of the median local household income ($75k/yr) (locally 1944% 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 $15k 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 72 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.

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 $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $735,380
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16436 Willowcrest Way	0.60mi	3/2.0	1,853 (+5%)	6mo	$769,900	$415	60
16404 Willowcrest Way	0.67mi	3/2.0	1,781 (+0%)	11mo	$470,000	$264	59
16384 Willowcrest Way	0.71mi	2/2.0 (-1)	1,763 (-0%)	15mo	$757,500	$430	48
16499 Edgemont Dr	0.68mi	2/2.0 (-1)	1,949 (+10%)	3mo	$740,000	$380	44

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-57,459
• Equity at exit: $74,403

10-year hold

• IRR: -8.4%
• Equity multiple: 0.56×
• Total profit: $-62,054
• Equity at exit: $43,144

Cash invested: $139,720 (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: 1244
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $5,713 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$346 /mo · $4,152/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$291
• Vacancy / Maint / Mgmt: −$1,200
• Net cashflow: $625

Break-even live

Break-even rent $4,922

Max offer price $499,000

Occupancy floor 84%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17120 Bridgestone Ct #104 Fort Myers, FL	2.0	2.0	1282	$2,400	$1.87	24d	1	0.46mi
17020 Willowcrest Way Fort Myers, FL	2.0–3.0	2.0	1344	$6,300	$4.69	16d	2	0.51mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1498	$6,300	$4.21	16d	1	0.51mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1247	$6,300	$5.05	15d	1	0.51mi
9190 Southmont Cv #309 Fort Myers, FL	3.0	2.0	1331	$6,500	$4.88	2d	1	0.56mi
9140 Southmont Cv #102 Fort Myers, FL	3.0	2.0	1331	$2,500	$1.88	15d	1	0.59mi
9170 Southmont Cv Fort Myers, FL	2.0–3.0	2.0	1358	$6,300	$4.64	15d	1	0.66mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	15d	1	0.80mi
16491 Millstone Cir #207 Fort Myers, FL	2.0	2.0	1348	$2,000	$1.48	15d	1	0.85mi
9201 Bayberry Bnd #103 Fort Myers, FL	2.0	2.0	1724	$3,500	$2.03	24d	1	0.87mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	15d	1	0.88mi
16481 Millstone Cir #207 Fort Myers, FL	3.0	2.0	1348	$2,700	$2.00	24d	1	0.89mi
9240 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$6,600	$4.17	24d	1	0.96mi
9241 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$4,725	$2.98	15d	1	0.98mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	15d	1	1.00mi
8549 S Lake Cir Fort Myers, FL	3.0	2.0	2091	$3,500	$1.67	24d	1	1.45mi

HOA detail

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

Listing history 3 events

1. 2026-04-11
   price $499,000
2. 2026-03-18
   listed $525,000 Active
3. 2010-02-19
   soldstatus $936,000

ⓘ 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: $4,152 · $346/mo
• Projected year-2 tax: $4,152 · $346/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 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: $68,550
• − Mortgage interest: −$27,952
• − Property taxes: −$4,152
• − Insurance: −$7,614
• − Repairs & maintenance: −$5,484
• − Management: −$5,484
• − HOA: −$3,492
• − Depreciation: −$14,516
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $7,530/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 — Harlem Heights

• Score: 75/100
• State rank: #263
• US rank: #4209

Category grades

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

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): 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

-46.7% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $499,000 FORTMLS
• 2026-03-18 Listed $525,000 FORTMLS
• 2010-02-19 Sold (Public Records) $936,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $4,152 · +3.9% YoY. Source: county tax records.