13820 1st St
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Nearby Schools
Educational options and performance ratings in the area.
River Hall Elementary School
The Alva School
Riverdale High School
Property Overview
A stunning investment opportunity in a prime location. This property features modern amenities, spacious living areas, and strong rental potential.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
This Fort Myers property presents a precarious financial profile. While the price point is accessible, the monthly cash flow of $68.44 is dangerously thin, providing almost no margin for maintenance, capital expenditures, or vacancy losses. Any minor repair or month of turnover will immediately turn this asset into a cash-flow negative investment. The rental yield is modest, and the reliance on a 4% annual appreciation rate to justify the purchase is speculative in the current high-interest-rate environment. Given the insurance costs and storm vulnerability typical of the Florida market, this property lacks the necessary operational buffer to be considered a stable investment for a conservative portfolio.
- • Entry-level price point
- • Functional 3/2 layout suitable for stable tenant base
- • Negligible monthly cash flow margin
- • High exposure to Florida hurricane and insurance cost volatility
- • Limited capacity to absorb unexpected capital expenditures
- • Speculative appreciation dependency
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-08-27 | Pending sale | $240,000 | $165 |
| 2026-08-22 | Listed for sale | $230,000 | $158 |
| 2026-01-20 | Sold | $116,618 | $80 |
| 2008-11-04 | Sold | $36,000 | $25 |
| 2008-10-16 | Price change | $39,900 | $27 |
| 2008-09-28 | Listed for sale | $44,000 | $30 |
| 2008-09-12 | Sold | $7,200 | $5 |
| 2008-08-23 | Listed for sale | $52,500 | $36 |
| 2006-04-10 | Sold | $185,000 | $127 |
| 2000-11-03 | Sold | $69,928 | $48 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $2,135.41 | $175,961 |
| 2024 | $2,034.83 | $171,002 |
| 2023 | $1,974.49 | $166,021 |
| 2022 | $2,012.6 | $152,787 |
| 2021 | $1,802.95 | $104,349 |
| 2020 | $1,688.6 | $94,863 |
| 2019 | $1,601.78 | $107,404 |
| 2018 | $1,601.78 | $96,900 |
| 2017 | $1,495.85 | $88,819 |
| 2016 | $1,408.02 | $72,347 |
| 2015 | $1,260.26 | $58,903 |
| 2014 | $1,132.6 | $56,500 |
| 2013 | $991.32 | $42,002 |
| 2012 | $715.14 | $38,501 |
| 2011 | $642.31 | $28,888 |
| 2010 | $607.11 | $24,274 |
| 2009 | $707.26 | $30,650 |
| 2008 | $1,910.82 | $111,530 |
| 2007 | $2,356.66 | $138,340 |
| 2006 | $2,373.77 | $133,800 |
| 2004 | $1,025.69 | $77,190 |
| 2003 | $1,056.75 | $65,820 |
| 2002 | $1,040.78 | $64,930 |
| 2000 | $0 | $56,140 |
Investment Numbers & Operating Model
Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.
Multi-factor yield grade
NOI: $10,836/yr
On $52,900 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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