3268 C St E Unit na · Fort Myers, FL 33916

$145,500

3 bd · 1.0 ba · 912 sqft · SingleFamily · 9 Days on market

Built 1961 Good condition 7,840 sqft lot Est $111k · 31% over

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +1.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A home of your own. Tile Floors, new kitchen, newly renovated bath, move in ready, Nice family or investment on quiet cl-du-sac, easy to maintain, great first home or rental. 1 car garage, fenced yard, plenty of room for kids or pets.

Key facts

• Tile floors
• New kitchen
• Newly renovated bath

Tags

• TILE FLOORS
• NEW KITCHEN
• NEWLY RENOVATED BATH
• FENCED YARD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached 1-car garage
• Security: Smoke detector(s)
• Utilities: Cable not available; Sewer assessment paid; Water assessment paid
• Home design: Single-story; Faces north; Resale property
• Construction: Block, concrete and stucco construction; Rolled/hot mop roof
• Exterior features: Dead-end lot; South exposure; No additional exterior features listed

Interior

• Kitchen: Freezer; Range; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall cooling unit(s)
• Interior features: Vaulted ceilings; Eat-in kitchen; Tub with shower; Single-hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Cap rate 9.1% 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 falling (-4.3%/yr); 267 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 39% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $4k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $145,500

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $111,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1543 Billie St	0.47mi	2/1.0 (-1)	1,026 (+12%)	16mo	$125,000	$122	39

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-7,019
• Equity at exit: $21,695

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,438
• Equity at exit: $12,580

Cash invested: $40,740 (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 33916

• Home prices YoY: -28.2%
• Rents YoY: -4.3%
• Active inventory: 267
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,182/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $338

Break-even live

Break-even rent $1,273

Max offer price $145,500

Occupancy floor 75%

Sensitivity live

Price	-10% $438	-5% $388	+0% $338	+5% $288	+10% $237
Rent	-10% $203	-5% $271	+0% $338	+5% $405	+10% $472
Rate	-1.0pp $411	-0.5pp $375	base $338	+0.5pp $300	+1.0pp $262

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 Dale St Fort Myers, FL	2.0	1.0	886	$1,650	$1.86	3d	1	0.10mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,900	$1.73	24d	1	0.30mi
2103 French St Unit 2 Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	24d	1	0.30mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.30mi
2103 French St Fort Myers, FL	3.0	2.0	1100	$1,800	$1.64	2d	1	0.30mi
3323 Michigan Ave Fort Myers, FL	3.0	2.0	1029	$1,600	$1.55	21d	1	0.34mi
3040 Douglas Ave Unit 3042 Fort Myers, FL	2.0	1.0	800	$1,150	$1.44	3d	1	0.34mi
3042 Douglas Ave Fort Myers, FL	2.0	1.0	640	$1,150	$1.80	14d	1	0.34mi
3042 Douglas Ave Fort Myers, FL	2.0	1.0	640	$1,150	$1.80	3d	1	0.34mi
3041 2nd St Apt 2 Fort Myers, FL	2.0	1.0	621	$995	$1.60	24d	1	0.37mi
3033 2nd St Unit 1 Fort Myers, FL	2.0	1.0	582	$1,350	$2.32	24d	1	0.38mi
1919 Lillie St Unit H Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	24d	1	0.38mi
1919 Lillie St Unit F Fort Myers, FL	2.0	1.0	829	$1,400	$1.69	16d	1	0.38mi
4051 Regata Way Fort Myers, FL	1.0–3.0	1.0–2.0	987	$2,021	$2.05	3d	34	0.39mi
2147 Pauldo St Fort Myers, FL	3.0	2.0	1088	$1,395	$1.28	24d	1	0.51mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1111	$2,300	$2.07	3d	1	0.53mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	3d	1	0.57mi
1759 Aquarius Ct Fort Myers, FL	2.0	1.0	800	$1,400	$1.75	15d	1	0.57mi
2930 Thomas St Fort Myers, FL	2.0	1.0	550	$1,600	$2.91	16d	1	0.63mi
3608 Sammy Watkins Ave Fort Myers, FL	2.0	1.0	650	$1,200	$1.85	24d	1	0.64mi
3608 Sammy Watkins Ave #2 Fort Myers, FL	2.0	1.0	650	$1,200	$1.85	19d	1	0.64mi
1270 Allen St Unit B Fort Myers, FL	3.0	2.0	1085	$1,700	$1.57	24d	1	0.66mi
2825 Palm Beach Blvd Fort Myers, FL	1.0–3.0	1.5–2.5	990	$2,200	$2.22	11d	7	0.83mi
2885 Palm Beach Blvd #402 Fort Myers, FL	2.0	2.0	938	$1,850	$1.97	14d	1	0.83mi
2885 Palm Beach Blvd #301 Fort Myers, FL	2.0	2.0	835	$1,650	$1.98	14d	1	0.83mi
2885 Palm Beach Blvd #301 Fort Myers, FL	2.0	2.0	835	$1,650	$1.98	14d	1	0.83mi
2885 Palm Beach Blvd #408 Fort Myers, FL	2.0	2.0	835	$1,675	$2.01	24d	1	0.83mi
2885 Palm Beach Blvd #402 Fort Myers, FL	2.0	2.0	938	$1,850	$1.97	14d	1	0.83mi
3000 Oasis Grand Blvd #2206 Fort Myers, FL	2.0	2.0	898	$1,750	$1.95	21d	1	0.84mi
3000 Oasis Grand Blvd #3006 Fort Myers, FL	2.0	2.0	1008	$3,500	$3.47	24d	1	0.84mi
2875 Palm Beach Blvd #206 Fort Myers, FL	2.0	2.0	938	$1,800	$1.92	24d	1	0.85mi
216 Maria St Fort Myers, FL	3.0	1.0	864	$1,600	$1.85	24d	1	0.85mi
1615 Evans Ave Unit 2 Fort Myers, FL	2.0	1.0	795	$1,199	$1.51	24d	1	0.86mi
2610 Providence St Unit 3 Fort Myers, FL	2.0	1.0	800	$1,495	$1.87	24d	1	0.88mi
2610 Providence St Unit 10 Fort Myers, FL	2.0	1.0	750	$1,495	$1.99	21d	1	0.88mi
3040 Oasis Grand Blvd Fort Myers, FL	1.0–4.0	1.0–2.0	1444	$3,233	$2.24	2d	68	0.88mi
221 Maria St Unit 225 Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	0.90mi
227 Maria St Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	0.91mi
2575 Second St Fort Myers, FL	2.0	1.0	750	$1,488	$1.98	2d	3	0.91mi
3417 South St Fort Myers, FL	3.0	2.0	1008	$1,695	$1.68	24d	1	0.95mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-12
   listed $145,500 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $20,405
• − Mortgage interest: −$8,150
• − Property taxes: −$2,182
• − Insurance: −$728
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,233
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,610/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 · 7 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent renovations, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Modern fans improve air circulation and reduce energy costs
• Both Install smart home devices — Enhances home's appeal and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Modern fans improve air circulation and reduce energy costs ↑
• Both Install smart home devices — Enhances home's appeal and can increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,943
• Household income: $52,586
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2324.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% Hispanic / Latino 30% White 28% Two or more races 21% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Cuban 7% Dominican 1%
• Common ancestry: Estonian 3% Hispanic 1% Romanian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 69% English-only · Spanish 24% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -95.73%
• Current HPI: 243.2657
• Rent YoY: ▼ -4.30%
• 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

2 events — show timeline

• 2026-05-21 Pending — FORTMLS
• 2026-05-12 Listed $145,500 FORTMLS