2571 Parkway St · Fort Myers, FL 33901

$159,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 4 Days on market

Built 1970 8,450 sqft lot Est $206k · 23% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• 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

Great Location, Easy to Show * Fresh Paint * Tile Floors * Original House. HVAC 2025, ROOF 2010, WATER HEATER 2022 * Large driveway with second pad on side street. Rear slider is secured - Not Operable - SOLD AS-IS

Key facts

• Large driveway
• Tile floors
• 8,450 sq ft lot

Tags

• LARGE DRIVEWAY
• TILE FLOORS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Attached carport (1 covered space); Detached/covered driveway access with circular, paved driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Resale property; Faces west; RS-7 zoning
• Construction: Block, concrete and stucco construction; Rolled/hot mop roof
• Exterior features: Open patio and porch; Patio; Porch; Corner lot; East exposures; Public maintained road

Interior

• Kitchen: Range
• Bedrooms: Two secondary bedrooms (each about 10 x 11); Primary bedroom (about 12 x 15)
• Flooring: Tile
• Bathrooms: Two full bathrooms; Shower-only configuration with separate shower
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Single-hung windows; Built-in features; Living/dining room; Main-level primary; Bedroom on main level; Split bedrooms; Separate shower (shower only)
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $156k (2.1% below list).
• Recommended offer: $156k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 (-3.2%/yr); 286 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($52k/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 $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $159k implies a 81% gain — meaningful room to come down on a strong offer.

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 $155,717 (2.1% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.98% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $205,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2571 Parkway St	0.00mi	3/2.0	1,050 (0%)	0mo	$161,000	$153	100
3547 Central Ave	0.37mi	3/2.0	1,034 (-2%)	8mo	$202,500	$196	73
20 Broadway Cir	0.42mi	3/2.0	1,176 (+12%)	11mo	$269,900	$230	52

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-20,749
• Equity at exit: $23,707

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-23,336
• Equity at exit: $13,747

Cash invested: $44,520 (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 33901

• Home prices YoY: -25.9%
• Rents YoY: -3.2%
• Active inventory: 286
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$834
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $150

Break-even live

Break-even rent $1,367

Max offer price $159,000

Occupancy floor 85%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3585 Central Ave Fort Myers, FL	1.0–2.0	1.0–2.0	1000	$1,450	$1.45	24d	1	0.44mi
2405 Hanson St Fort Myers, FL	2.0	1.0	882	$1,125	$1.28	2d	2	0.47mi
33 Broadway Cir Fort Myers, FL	3.0	2.0	1122	$1,800	$1.60	16d	1	0.47mi
2950 Royal Palm Ave Fort Myers, FL	2.0	1.0	732	$1,522	$2.08	24d	1	0.51mi
2650 Park Windsor Dr #111 Fort Myers, FL	2.0	2.0	752	$1,300	$1.73	24d	1	0.55mi
2680 Park Windsor Dr #503 Fort Myers, FL	2.0	2.0	752	$1,300	$1.73	2d	1	0.56mi
2320 Maple Ave Fort Myers, FL	2.0	2.0	861	$1,300	$1.51	3d	1	0.57mi
2408 Linhart Ave Fl , USA Fort Myers, FL	2.0	1.0	792	$1,175	$1.48	24d	1	0.57mi
2700 Park Windsor Dr #713 Fort Myers, FL	2.0	2.0	752	$1,500	$1.99	16d	1	0.57mi
2690 Park Windsor Dr #601 Fort Myers, FL	2.0	2.0	752	$1,374	$1.83	24d	1	0.58mi
2310 Maple Ave Fort Myers, FL	2.0	1.0	750	$1,250	$1.67	3d	1	0.58mi
2103 Unity Ave Fort Myers, FL	4.0	2.0	1456	$1,900	$1.30	24d	1	0.61mi
2944 Jackson St Fort Myers, FL	2.0	1.0	796	$1,099	$1.38	24d	1	0.64mi
2920 Jackson St Fort Myers, FL	2.0	1.5	980	$1,200	$1.22	3d	1	0.65mi
2811-2845 Central Ave Fort Myers, FL	2.0	1.0	798	$1,395	$1.75	24d	1	0.65mi
3647 Pine Oak Cir #107 Fort Myers, FL	3.0	2.5	1447	$1,749	$1.21	21d	1	0.69mi
3647 Pine Oak Cir #107 Fort Myers, FL	3.0	2.5	1447	$1,749	$1.21	3d	1	0.69mi
3726 Central Ave Fort Myers, FL	1.0–2.0	1.0–2.0	907	$1,700	$1.87	24d	1	0.69mi
2817 Jackson St Fort Myers, FL	3.0	2.0	1200	$2,200	$1.83	24d	1	0.71mi
2828 Jackson St Fort Myers, FL	2.0	2.0	1159	$1,438	$1.24	3d	5	0.71mi
2119-2123 Hanson St Fort Myers, FL	2.0	1.0	850	$1,150	$1.35	24d	1	0.72mi
3643 Pine Oak Cir #105 Fort Myers, FL	3.0	2.5	1447	$1,800	$1.24	24d	1	0.73mi
3637 Pine Oak Cir #105 Fort Myers, FL	2.0	2.5	1447	$1,750	$1.21	3d	1	0.74mi
3704 Broadway #101 Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	24d	1	0.77mi
3706 Broadway Unit A29 Fort Myers, FL	2.0	2.0	949	$1,250	$1.32	24d	1	0.79mi
1942 Passaic Ave Apt 8 Fort Myers, FL	2.0	1.0	750	$995	$1.33	24d	1	0.79mi
3706 Broadway #30 Fort Myers, FL	2.0	2.0	962	$1,100	$1.14	24d	1	0.81mi
3706 Broadway #29 Fort Myers, FL	2.0	2.0	949	$1,150	$1.21	3d	1	0.81mi
3604 Cedar Oak Dr Fort Myers, FL	3.0	2.5	1434	$1,650	$1.15	16d	1	0.82mi
1935 Ricardo Ave Fort Myers, FL	2.0	1.0	810	$895	$1.10	10d	1	0.82mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,375	$1.44	11d	4	0.83mi
2121 Collier Ave Fort Myers, FL	2.0	2.0	958	$1,448	$1.51	3d	3	0.83mi
3620 Pine Oak Cir #105 Fort Myers, FL	2.0	2.5	1206	$1,700	$1.41	24d	1	0.85mi
3630 Pine Oak Cir #105 Fort Myers, FL	3.0	2.5	1434	$1,750	$1.22	24d	1	0.85mi
3891 Solomon Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	856	$1,819	$2.12	2d	23	0.85mi
3629 Pine Oak Cir #102 Fort Myers, FL	2.0	2.5	1394	$1,699	$1.22	24d	1	0.86mi
3629 Pine Oak Cir #102 Fort Myers, FL	2.0	2.5	1450	$1,699	$1.17	21d	1	0.86mi
2039 Kurtz St Fort Myers, FL	2.0	1.0	810	$1,200	$1.48	10d	1	0.86mi
1915 Braman Ave Unit 05 Fort Myers, FL	2.0	1.0	850	$1,150	$1.35	16d	1	0.87mi
2865 Winkler Ave #411 Fort Myers, FL	2.0	2.0	883	$1,250	$1.42	24d	1	0.88mi

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   listed $159,000 Active
3. 2004-08-25
   soldstatus $87,900
4. 2004-08-05
   soldstatus $87,900
5. 2004-07-02
   price $88,000
6. 2000-08-01
   soldstatus $70,000
7. 2000-08-01
   soldstatus $70,000
8. 1997-12-09
   soldstatus $62,500
9. 1997-12-09
   soldstatus $62,500
10. 1997-10-30
    soldstatus $30,100

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 3/10 Moderate FEMA zone X (unshaded) · 7% 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: $18,686
• − Mortgage interest: −$8,906
• − Property taxes: −$2,159
• − Insurance: −$795
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,625
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,992/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

+428.2% since first listed

10 events — show timeline

• 2026-05-11 Pending — FORTMLS
• 2026-05-07 Listed $159,000 FORTMLS
• 2004-08-25 Sold (Public Records) $87,900 Public Records
• 2004-08-05 Sold (MLS) $87,900 FORTMLS
• 2004-07-02 Price Changed $88,000 FORTMLS
• 2000-08-01 Sold (Public Records) $70,000 Public Records
• 2000-08-01 Sold (Public Records) $70,000 Public Records
• 1997-12-09 Sold (Public Records) $62,500 Public Records
• 1997-12-09 Sold (Public Records) $62,500 Public Records
• 1997-10-30 Sold (Public Records) $30,100 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,159 · -1.2% YoY. Source: county tax records.