10124 Colonial Country Club Blvd #503 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.4/10.0
- Livability +4.3/5.0
- Condition / age +3.8/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$200,000
10124 Colonial Country Club Blvd #503 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,309 sqft · Condo
public records
· 250 Days on market
Built 2004
$153/sqft
· 26% below area
Est $271k · 26% under
$841/mo HOA · 20% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This Garden Lakes condo in Colonial Country Club has a superb waterfront setting. The second floor 2 bedroom, 2 bath unit is located on a small lake and next to the community pool. It is turnkey furnished with high quality furniture and has been impeccably maintained. There is a one car carport plus storage along with guest parking spaces. The Country Club offers pay as you play golf clubhouse dining, tennis, fitness center and challenging walking trails.
Key facts
- Gated community
- Covered carport
- Association pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $200k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $739 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $200k).
- Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.3% vs local median 2.8% 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; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,198/mo this rent would consume 46% of the median local household income ($110k/yr) — 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 $1k of loan paydown is wiped out by about $6k 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 250 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $163k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
- 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$176,000
(12.0% below list)
Questions for the listing agent
- It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 2.10% ✓
- Cap rate
- 13.29%
- Cash-on-cash
- 24.98%
- DSCR
- 2.11
- GRM
- 4.0
CMA / ARV
- ARV (median comp)
- $271,121
- List price
- $200,000
- Delta
- -26.23%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10125 Colonial Country Club Blvd #1701 | 0.05mi | 2/2.0 | 1,331 (+2%) | 1mo | $217,000 | $163 | 94 |
| 10109 Colonial Country Club Blvd #2401 | 0.21mi | 2/2.0 | 1,331 (+2%) | 2mo | $230,000 | $173 | 86 |
| 11104 Yellow Poplar Dr | 0.23mi | 3/2.0 (+1) | 1,283 (-2%) | 0mo | $300,000 | $234 | 81 |
| 9653 Hemingway Ln #3310 | 0.45mi | 2/2.0 | 1,422 (+9%) | 0mo | $210,000 | $148 | 64 |
| 10970 Glenhurst St | 1.39mi | 2/2.0 | 1,272 (-3%) | 2mo | $320,000 | $252 | 59 |
| 10894 Glenhurst St | 1.33mi | 2/2.0 | 1,355 (+4%) | 1mo | $357,000 | $263 | 58 |
| 10530 Amiata Way #405 | 1.15mi | 2/2.0 | 1,245 (-5%) | 0mo | $220,000 | $177 | 56 |
| 10751 Palazzo Way #102 | 0.84mi | 2/2.0 | 1,242 (-5%) | 1mo | $245,000 | $197 | 56 |
| 10032 Oakhurst Way | 1.01mi | 2/2.0 | 1,515 (+16%) | 0mo | $460,000 | $304 | 40 |
| 11217 Suffield St | 0.99mi | 2/2.0 | 1,540 (+18%) | 2mo | $350,000 | $227 | 38 |
| 10083 Oakhurst Way | 1.20mi | 3/2.0 (+1) | 1,505 (+15%) | 0mo | $455,000 | $302 | 35 |
| 10053 Oakhurst Way | 1.11mi | 3/2.0 (+1) | 1,505 (+15%) | 1mo | $430,000 | $286 | 34 |
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
- 2.3%
- Equity multiple
- 1.08×
- Total profit
- $4,632
- Equity at exit
- $29,821
10-year hold
- IRR
- 7.4%
- Equity multiple
- 1.46×
- Total profit
- $25,743
- Equity at exit
- $17,292
Cash invested: $56,000 (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.
Active competition Active MLS
- For sale now
- 4 active · 6 under contract
- Median asking
- $277,450 ($212/sqft)
- Median days on market
- 146 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -2.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 4.0×
Monthly cashflow live
↻
- Estimated rent
- $4,198 high interval (Pro) →
- Mortgage (P&I)
- −$1,049
- Tax from tax record
- −$178 /mo · $2,131/yr
- Insurance
- −$83
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$841
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$882
- Net cashflow
- $739
Break-even live
Break-even rent
$3,262
Max offer price
$200,000
Occupancy floor
77%
Sensitivity live
| Price | -10% $852 | -5% $796 | +0% $739 | +5% $682 | +10% $626 |
|---|---|---|---|---|---|
| Rent | -10% $407 | -5% $573 | +0% $739 | +5% $905 | +10% $1,071 |
| Rate | -1.0pp $840 | -0.5pp $790 | base $739 | +0.5pp $687 | +1.0pp $634 |
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
- $50,000
- Closing costs
- $6,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10128 Colonial Country Club Blvd #602 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,600 | $3.01 | 119d | 1 | 0.04mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.06mi |
| 10121 Colonial Country Club Blvd #1802 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,800 | $3.14 | 99d | 1 | 0.06mi |
| 10130 Colonial Country Club Blvd #707 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,900 | $4.39 | 119d | 1 | 0.07mi |
| 10112 Colonial Country Club Blvd #209 Fort Myers, FL | 2.0 | 2.0 | 1530 | $5,000 | $3.27 | 119d | 1 | 0.10mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.12mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 119d | 1 | 0.12mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 65d | 1 | 0.12mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.14mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.16mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.17mi |
| 11012 Mill Creek Way #2205 Fort Myers, FL | 2.0 | 2.0 | 1749 | $5,500 | $3.14 | 119d | 1 | 0.18mi |
| 10020 Horse Creek Rd Fort Myers, FL | 2.0 | 2.0 | 1692 | $2,500 | $1.48 | 119d | 1 | 0.19mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 119d | 1 | 0.19mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 111d | 1 | 0.19mi |
| 10139 Colonial Country Club Blvd #1010 Fort Myers, FL | 2.0 | 2.0 | 1331 | $5,000 | $3.76 | 9d | 1 | 0.21mi |
| 10139 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1223 | $4,750 | $3.88 | 6d | 2 | 0.21mi |
| 11011 Mill Creek Way #1307 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,000 | $3.63 | 119d | 1 | 0.22mi |
| 11011 Mill Creek Way #1306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 76d | 1 | 0.22mi |
| 11004 Mill Creek Way #1905 Fort Myers, FL | 3.0 | 2.0 | 1857 | $2,300 | $1.24 | 9d | 1 | 0.30mi |
| 10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL | 3.0 | 2.0 | 1571 | $4,526 | $2.88 | 111d | 1 | 0.34mi |
| 9667 Hemingway Ln Unit 3107 Fort Myers, FL | 2.0 | 2.0 | 1209 | $4,900 | $4.05 | 119d | 1 | 0.41mi |
| 11041 Iron Horse Way Fort Myers, FL | 2.0 | 2.0 | 1692 | $4,000 | $2.36 | 119d | 1 | 0.42mi |
| 9661 Hemingway Ln #3207 Fort Myers, FL | 2.0 | 2.0 | 1300 | $3,900 | $3.00 | 99d | 1 | 0.43mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 88d | 1 | 0.44mi |
| 9639 Hemingway Ln #3505 Fort Myers, FL | 2.0 | 2.0 | 1234 | $4,800 | $3.89 | 119d | 1 | 0.47mi |
| 10602 Camarelle Cir Fort Myers, FL | 2.0 | 2.0 | 1690 | $5,500 | $3.25 | 119d | 1 | 0.48mi |
| 9918 Horse Creek Rd Fort Myers, FL | 3.0 | 2.0 | 1510 | $2,200 | $1.46 | 119d | 1 | 0.51mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $5,500 | $3.02 | 9d | 1 | 0.66mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $6,500 | $3.57 | 119d | 1 | 0.66mi |
| 9582 Hemingway Ln #3402 Fort Myers, FL | 2.0 | 2.0 | 1382 | $5,500 | $3.98 | 119d | 1 | 0.66mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 110d | 1 | 0.66mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 119d | 1 | 0.66mi |
| 10053 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,400 | $4.37 | 119d | 1 | 0.70mi |
| 10053 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,400 | $4.37 | 7d | 1 | 0.70mi |
| 10063 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,100 | $4.20 | 119d | 1 | 0.70mi |
| 10006 Sky View Way #203 Fort Myers, FL | 3.0 | 2.0 | 1456 | $2,700 | $1.85 | 92d | 1 | 0.72mi |
| 10700 Palazzo Way #201 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,000 | $3.60 | 117d | 1 | 0.77mi |
| 10711 Palazzo Way Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,600 | $2.07 | 0d | 2 | 0.79mi |
| 10711 Palazzo Way Unit 203 Fort Myers, FL | 2.0 | 2.0 | 1257 | $2,800 | $2.23 | 7d | 1 | 0.79mi |
Property features AI
Other
- Location & access
- Must enter Colonial Country Club off Colonial Blvd and check in at the guard house; have ID readySubdivision number P4
Finance
- HOA & community
- Mandatory HOAHOA fee $1,050 quarterlyMaster HOA fee $5,897 annuallyTotal annual recurring fees $11,125Total one-time fees $4,850Professional managementHOA maintenance covers cable, golf course, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, manager, pest control (interior & exterior), repairs, security, sewer, street lights, street maintenance, trash removal, and waterCommunity amenities include clubhouse, community pool and spa, fitness center (attended), exercise room, golf course (bundled), putting green, bocce, pickleball, tennis courts, sidewalks, bike/jog path, BBQ/picnic, restaurant, business center, library, hobby room, guest rooms, shopping, underground utilities, and private membership
Exterior
- Parking
- 1 assigned parking spaceDeeded parkingGuest parking availableDetached 1-car carport
- Security
- Gated community with guard house (ID required for entry)Community security included in HOA maintenance
- Utilities
- Central water (assessment paid)Central sewer (assessment paid)Cable availablePower: Central electric
- Home design
- Residential property in a low-rise (1–3) building2-story designRear exposure faces northLocated in the Colonial Country Club community (Garden Lakes sub-condo)
- Construction
- Built in 2004Concrete block constructionStucco exteriorTile roofSingle-hung windowsManual shutters
- Exterior features
- Private roadAutomatic sprinkler systemStorageLake viewZero lot lineCity-maintained paved roads and private road accessRestrictions include architectural controls, deeded restrictions, no commercial use, no RVs
Interior
- Kitchen
- PantryBreakfast barEat-in kitchenFamily dining areaFormal dining areaElectric cooktopDishwasherDisposalMicrowaveRefrigerator/freezerRefrigerator with icemaker
- Bedrooms
- 2 bedroomsSplit bedroom floor plan
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bath with dual sinks and shower (no tub)
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fans
- Interior features
- BarBuilt-in cabinetsCable prewireFoyerHigh-speed internet availablePantrySmoke detectorsVaulted ceilingWalk-in closetGreat roomGuest bathGuest roomScreened lanai/porchTurnkey furnished
- Laundry & utility
- Laundry in residenceWasherDryer
HOA detail $841/mo · $10,092/yr condo
- Likely covers
- waterpoolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $200,000 Active 250 DOM
-
2026-09-23days on market $200,000 Active 249 DOM
-
2026-09-22days on market $200,000 Active 248 DOM
-
2026-09-21days on market $200,000 Active 247 DOM
-
2026-09-17days on market $200,000 Active 243 DOM
-
2026-09-14days on market $200,000 Active 240 DOM
-
2026-09-13days on market $200,000 Active 239 DOM
-
2026-09-13days on market $200,000 Active 238 DOM
-
2026-09-11days on market $200,000 Active 237 DOM
-
2026-09-05days on market $200,000 Active 231 DOM
-
2026-09-04days on market $200,000 Active 230 DOM
-
2026-09-03days on market $200,000 Active 229 DOM
-
2026-08-31days on market $200,000 Active 226 DOM
-
2026-08-28days on market $200,000 Active 223 DOM
-
2026-08-26days on market $200,000 Active 221 DOM
-
2026-08-24days on market $200,000 Active 219 DOM
-
2026-08-23days on market $200,000 Active 218 DOM
-
2026-08-21days on market $200,000 Active 216 DOM
-
2026-08-20days on market $200,000 Active 215 DOM
-
2026-08-19days on market $200,000 Active 214 DOM
-
2026-08-18days on market $200,000 Active 213 DOM
-
2026-08-16days on market $200,000 Active 211 DOM
-
2026-08-15days on market $200,000 Active 210 DOM
-
2026-08-13days on market $200,000 Active 208 DOM
-
2026-08-11days on market $200,000 Active 206 DOM
-
2026-08-10days on market $200,000 Active 205 DOM
-
2026-08-09days on market $200,000 Active 204 DOM
-
2026-08-06days on market $200,000 Active 201 DOM
-
2026-08-05days on market $200,000 Active 200 DOM
-
2026-08-04days on market $200,000 Active 199 DOM
-
2026-07-28days on market $200,000 Active 192 DOM
-
2026-07-26days on market $200,000 Active 190 DOM
-
2026-07-24days on market $200,000 Active 188 DOM
-
2026-07-23days on market $200,000 Active 187 DOM
-
2026-07-22days on market $200,000 Active 186 DOM
-
2026-07-21days on market $200,000 Active 185 DOM
-
2026-07-18days on market $200,000 Active 182 DOM
-
2026-07-18days on market $200,000 Active 181 DOM
-
2026-07-16days on market $200,000 Active 180 DOM
-
2026-07-15days on market $200,000 Active 179 DOM
-
2026-07-13days on market $200,000 Active 177 DOM
-
2026-07-13days on market $200,000 Active 176 DOM
-
2026-07-12days on market $200,000 Active 175 DOM
-
2026-07-10days on market $200,000 Active 174 DOM
-
2026-07-10days on market $200,000 Active 173 DOM
-
2026-07-07days on market $200,000 Active 171 DOM
-
2026-07-06days on market $200,000 Active 170 DOM
-
2026-07-05days on market $200,000 Active 169 DOM
-
2026-07-02days on market $200,000 Active 166 DOM
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2026-07-01days on market $200,000 Active 165 DOM
ⓘ 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
- $2,131 · $178/mo
- Projected year-2 tax
- $2,131 · $178/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 AE · 0% chance over 30 yrs
- Wildfire 4/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $50,373
- − Mortgage interest
- −$11,203
- − Property taxes
- −$2,131
- − Insurance
- −$6,118
- − Repairs & maintenance
- −$4,030
- − Management
- −$4,030
- − HOA
- −$10,092
- − Depreciation
- −$5,818
- Taxable income
- $6,951
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,668
- After-tax cash flow
- $7,200/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 · 9 photos
75/100
Cosmetic rehab
Est. rehab $6,545–$19,635 screening
This well-maintained and updated townhouse is in good condition and ready for new owners. It offers a good balance of curb appeal and interior comfort.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
- Both Updating the flooring in the living areas — Replacing worn-out carpet with hardwood or tile flooring can increase the property's value and appeal to a broader range of buyers and renters. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 44/100
Zoned Schools
Elementary
Manatee Elementary School
F
FL #1,330/2,144
Nat'l #17,190/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Riverdale High School
F
FL #340/667
Nat'l #9,001/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
|
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| Insurance | 2 | $17B |
|
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| Retail | 1 | $60B |
|
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| Technology Distribution | 1 | $58B |
|
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| Homebuilding | 1 | $35B |
|
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| Technology Manufacturing | 1 | $35B |
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Price history
+0.5% since first listed15 events — show timeline
- 2026-04-24 Price Changed $200,000 BEARMLS
- 2026-01-17 Listed $215,000 BEARMLS
- 2025-10-01 Price Changed $225,000 BEARMLS
- 2025-05-18 Price Changed $235,000 BEARMLS
- 2025-02-09 Listed $249,900 BEARMLS
- 2017-03-30 Sold (Public Records) $163,000 Public Records
- 2017-03-29 Price Changed $163,000 FORTMLS
- 2017-03-27 Sold (MLS) $163,000 FORTMLS
- 2017-03-26 Price Changed $164,900 FORTMLS
- 2017-02-09 Pending — FORTMLS
- 2017-02-02 Price Changed $164,900 FORTMLS
- 2017-02-01 Listed $170,000 FORTMLS
- 2007-05-22 Sold (Public Records) $190,000 Public Records
- 2007-04-05 Sold (MLS) $190,000 FORTMLS
- 2007-03-12 Price Changed $199,000 FORTMLS
Property tax history
-3.1%/yrLatest (2025): $2,131 · -41.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…