2135 Jeffcott St · Fort Myers, FL 33901

$249,000

4 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 76 Days on market

Built 1941 9,931 sqft lot Est $406k · 39% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom, 2-bath home located in the heart of Fort Myers! This property offers approximately 1,464 square feet of living space and sits on a spacious lot just minutes from downtown, shopping, dining, and schools. The home features a functional floor plan with generous living areas, hardwood flooring, and plenty of natural light. With nearly a 10,000 sq ft lot, there is ample room for outdoor living, gardening, or future improvements. A great opportunity for homeowners or investors looking for value and potential in a centrally located neighborhood.

Key facts

• Hardwood flooring
• Natural light
• Outdoor living

Tags

• FUNCTIONAL FLOOR PLAN
• HARDWOOD FLOORING
• NATURAL LIGHT
• OUTDOOR LIVING
• CENTRALLY LOCATED NEIGHBORHOOD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Community offers guest suites; Association fee listed as $0

Exterior

• Parking: Attached carport; Carport with 4 covered spaces; Two parking spaces
• Utilities: Sewer assessment paid; Water assessment paid; Cable not available
• Home design: Single-story; Resale property; Faces north; RS-D zoning
• Construction: Brick, block, and concrete construction; Shingle roof
• Exterior features: Fence; Fruit trees; Room for a pool; Storage; South exposure; Has view; Rectangular lot

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Freezer; Disposal; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Kitchen island; Living/dining room; Family/dining room; Pantry; Tub with shower; Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (4.8% below list).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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 falling (-3.2%/yr); 287 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,369/mo this rent would consume 55% of the median local household income ($52k/yr) (locally 1782% 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 $7k 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 76 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $249k implies a 592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $405,652
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Mccann St	0.64mi	3/2.0 (-1)	1,323 (-12%)	11mo	$379,590	$287	36
3018 Sunset Rd	0.65mi	3/1.5 (-1)	1,334 (-12%)	10mo	$265,000	$199	35
1735 Sunset Pl	0.68mi	3/2.0 (-1)	1,383 (-8%)	20mo	$372,500	$269	33
1620 Marlyn Rd	0.66mi	3/2.0 (-1)	1,672 (+11%)	22mo	$358,000	$214	28

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-25,314
• Equity at exit: $37,127

10-year hold

• IRR: -5.2%
• Equity multiple: 0.70×
• Total profit: $-20,811
• Equity at exit: $21,529

Cash invested: $69,720 (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 33901

• Home prices YoY: -25.9%
• Rents YoY: -3.2%
• Active inventory: 287
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $346

Break-even live

Break-even rent $1,931

Max offer price $249,000

Occupancy floor 80%

Sensitivity live

Price	-10% $487	-5% $417	+0% $346	+5% $276	+10% $205
Rent	-10% $159	-5% $253	+0% $346	+5% $440	+10% $534
Rate	-1.0pp $472	-0.5pp $410	base $346	+0.5pp $282	+1.0pp $216

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 Jackson St Fort Myers, FL	3.0	2.0	1200	$2,200	$1.83	25d	1	0.29mi
2822 Central Ave Fort Myers, FL	3.0	2.0	1641	$1,100	$0.67	25d	1	0.37mi
2408 Euclid Ave Fort Myers, FL	3.0	2.0	1347	$3,975	$2.95	25d	1	0.52mi
2330 Hoople St Fort Myers, FL	3.0	2.0	1250	$1,750	$1.40	17d	1	0.53mi
2922 McCann St Fort Myers, FL	3.0	2.0	1323	$2,550	$1.93	25d	1	0.65mi
2330 Union St Fort Myers, FL	3.0	1.0–2.0	951	$3,714	$3.90	5d	27	0.67mi
2627 Saint Charles St Fort Myers, FL	4.0	2.0	1400	$1,850	$1.32	16d	1	0.76mi
2103 Unity Ave Fort Myers, FL	4.0	2.0	1456	$1,900	$1.30	25d	1	0.82mi
1661 Coronado Rd Fort Myers, FL	3.0	2.0	1144	$3,000	$2.62	25d	1	0.82mi
2651 Market St Fort Myers, FL	3.0	2.0	1184	$1,295	$1.09	25d	1	0.83mi
2649 Market St Unit 2651 Fort Myers, FL	3.0	2.0	1184	$1,250	$1.06	21d	1	0.83mi
2350 W First St Fort Myers, FL	1.0–4.0	1.0–2.0	1344	$1,560	$1.16	23d	2	0.89mi
1900 Virginia Ave #503 Fort Myers, FL	3.0	2.0	2025	$3,000	$1.48	25d	1	0.95mi
2104 W First St #1902 Fort Myers, FL	3.0	2.0	2140	$3,000	$1.40	25d	1	0.95mi
2104 W First St #2503 Fort Myers, FL	3.0	2.0	2140	$5,885	$2.75	25d	1	0.95mi
1535 Ransom St Fort Myers, FL	3.0	2.0	1104	$2,400	$2.17	25d	1	0.96mi
1659 Ricardo Ave Fort Myers, FL	3.0	2.0	1985	$2,300	$1.16	25d	1	1.04mi
33 Broadway Cir Fort Myers, FL	3.0	2.0	1122	$1,800	$1.60	17d	1	1.17mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1111	$2,300	$2.07	5d	1	1.19mi
2955 Dunbar St Unit A Fort Myers, FL	3.0	2.0	1285	$2,300	$1.79	17d	1	1.19mi
2656 Lime St Fort Myers, FL	4.0	2.0	1232	$1,700	$1.38	5d	1	1.19mi
2987 Thomas St Fort Myers, FL	3.0	2.0	1200	$2,100	$1.75	23d	1	1.22mi
1350 Miracle Ln Fort Myers, FL	3.0	1.5	1350	$2,800	$2.07	15d	1	1.22mi
2147 Pauldo St Fort Myers, FL	3.0	2.0	1088	$1,395	$1.28	25d	1	1.25mi
3141 Edison Ave Fort Myers, FL	4.0	1.0	1136	$1,500	$1.32	25d	1	1.31mi
3034 Price Ave Fort Myers, FL	3.0	2.0	1367	$2,100	$1.54	5d	1	1.35mi
2579 Second St Fort Myers, FL	3.0	2.0	1404	$2,500	$1.78	17d	1	1.35mi
2218 Quality Life Center Way Fort Myers, FL	4.0	2.0	1257	$2,250	$1.79	25d	1	1.43mi

Listing history 11 events

1. 2026-05-04
   price $249,000
2. 2026-03-12
   price $275,000
3. 2026-03-11
   listed $278,999 Active
4. 2022-10-31
   historical
5. 2022-07-05
   price $2,300
6. 2022-04-17
   status Active
7. 2022-04-03
   status Pending
8. 2021-10-31
   listed $299,000 Active
9. 2011-02-19
   historical
10. 2010-02-20
    listed $25,000
11. 1990-04-24
    soldstatus $36,000

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$677/yr (+$56/mo · 48.7%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% 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: $28,431
• − Mortgage interest: −$13,948
• − Property taxes: −$1,390
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − Depreciation: −$7,244
• Taxable income: $56
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $4,143/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): 24,481
• Household income: $51,816
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1782.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Hispanic / Latino 23% Black 22% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 4%
• Common ancestry: Hispanic 7% Estonian 2% Lithuanian 2%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 18% French/Haitian/Cajun 8% Other Indo-European 4%

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: ▼ -108.70%
• Current HPI: 311.8283
• Rent YoY: ▼ -3.23%
• 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

+591.7% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $249,000 FORTMLS
• 2026-03-12 Price Changed $275,000 FORTMLS
• 2026-03-11 Listed $278,999 FORTMLS
• 2022-10-31 Listing Removed — FORTMLS
• 2022-07-05 Price Changed $2,300 RENT.
• 2022-04-17 Relisted — FORTMLS
• 2022-04-03 Pending — FORTMLS
• 2021-10-31 Listed $299,000 FORTMLS
• 2011-02-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-02-20 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 1990-04-24 Sold (Public Records) $36,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,390 · +1.7% YoY. Source: county tax records.