10129 Colonial Country Club Blvd #1507 · Fort Myers, FL 33913

$204,900

2 bd · 2.0 ba · 1,116 sqft · Condo public records · 132 Days on market

Built 2003 $878/mo HOA · 20% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this meticulously maintained Gardenia floor plan condominium located within the gated Colonial Country Club community in Fort Myers. Unit 1507 offers a functional layout designed for comfortable everyday living, featuring an open living and dining area with natural light and a screened lanai that overlooks a pond for peaceful evenings. The kitchen is positioned to serve both daily use and entertaining, with ample cabinet space and a convenient flow into the main living areas. The split-bedroom design provides privacy for occupants and guests, while the primary suite includes an en-suite bathroom and generous closet space. New dishwasher, AC new in 2021 and Hot water tank brand ne

Key facts

• Gardenia floor plan
• Screened lanai
• Pond views

Tags

• GARDENIA FLOOR PLAN
• GATED COLONIAL COUNTRY CLUB
• SCREENED LANAI
• POND VIEWS
• AMPLE CABINET SPACE
• SPLIT-BEDROOM DESIGN

Property features AI

Finance

• Financial info: Pets allowed conditionally; some breed restrictions (no aggressive breeds)
• HOA & community: Homeowners association (annual fee applies); Association fees may be paid quarterly; Association covers management, grounds maintenance, reserves, and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce court, barbecue/picnic areas, restaurant, trails, and management; Community features include golf, gated access, tennis courts, and street lights; Community size: 1,699 units

Exterior

• Parking: Assigned covered parking; Detached carport; One assigned parking space (covered); Has 1-car carport
• Security: Gated community with guard; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Reclaimed water irrigation
• Home design: Resale property; Entry level: 1; Faces north; 1 total story (listed stories: 2)
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai; Porch (screened); Sprinkler/irrigation (automatic); Shutters (manual); Pond on lot; Rectangular lot; Private road frontage (private maintained road); South exposure; Lake waterfront

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Includes bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s); Humidity control
• Interior features: Furnished; Eat-in kitchen; Family/Dining room; Living/Dining room; Main level primary; Bedroom on main level; Split bedroom layout; Shower only (separate shower); Window treatments; Single hung and sliding windows
• Laundry & utility: Washer and dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 flat; 811 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,480/mo this rent would consume 49% of the median local household income ($110k/yr) (locally 276% 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 $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 132 days — a 12% lower offer ($180k) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.19% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.47%
• DSCR: 2.09
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,505
• Equity at exit: $30,551

10-year hold

• IRR: 6.6%
• Equity multiple: 1.40×
• Total profit: $22,761
• Equity at exit: $17,716

Cash invested: $57,372 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $4,480 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$332 /mo · $3,981/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$878
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $743

Break-even live

Break-even rent $3,540

Max offer price $204,900

Occupancy floor 78%

Sensitivity live

Price	-10% $859	-5% $801	+0% $743	+5% $685	+10% $627
Rent	-10% $389	-5% $566	+0% $743	+5% $920	+10% $1,097
Rate	-1.0pp $847	-0.5pp $795	base $743	+0.5pp $690	+1.0pp $636

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	0.06mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	0.22mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	0.22mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	0.22mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	25d	1	0.45mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	4d	1	0.47mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	25d	1	0.53mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	25d	1	0.73mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.73mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	25d	1	0.73mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.75mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.78mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.79mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.79mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.83mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.85mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.85mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.94mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	1.03mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	25d	1	1.15mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	1.19mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	25d	1	1.20mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	25d	1	1.20mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	25d	1	1.22mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	25d	1	1.23mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	16d	1	1.23mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	4d	1	1.28mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	4d	23	1.29mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	25d	2	1.35mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	25d	1	1.37mi

HOA detail condo

• Monthly dues: $878 · $10,536/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-13
   statusdays on market $204,900 Pending 132 DOM
2. 2026-06-10
   days on market $204,900 Active 130 DOM
3. 2026-06-09
   days on market $204,900 Active 129 DOM
4. 2026-06-07
   days on market $204,900 Active 127 DOM
5. 2026-06-02
   days on market $204,900 Active 122 DOM
6. 2026-06-01
   days on market $204,900 Active 121 DOM
7. 2026-06-01
   days on market $204,900 Active 120 DOM
8. 2026-04-07
   price $204,900
9. 2026-03-27
   price $214,900
10. 2026-01-31
    listed $225,000 Active
11. 2005-02-15
    soldstatus $189,000

ⓘ 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: $3,981 · $332/mo
• Projected year-2 tax: $3,981 · $332/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

Taxation est. · year 1

• Rental income: $53,766
• − Mortgage interest: −$11,478
• − Property taxes: −$3,981
• − Insurance: −$6,143
• − Repairs & maintenance: −$4,301
• − Management: −$4,301
• − HOA: −$10,536
• − Depreciation: −$5,961
• Taxable income: $7,064
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $7,225/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): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+8.4% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $204,900 FORTMLS
• 2026-03-27 Price Changed $214,900 FORTMLS
• 2026-01-31 Listed $225,000 FORTMLS
• 2005-02-15 Sold (Public Records) $189,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,981 · +0.6% YoY. Source: county tax records.