1538 McGregor Reserve Dr
Listing Price
More Than Just a Property
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Nearby Schools
Educational options and performance ratings in the area.
Orangewood Elementary School
Fort Myers Middle Academy
Fort Myers High School
Property Overview
No property narrative or remarks were supplied in the source listing records. Underwriting and financial metrics are calculated directly from public record data and MLS attributes.
Features & Amenities
Haven AI Verdict
Data provided by Haven AI. Disclaimer
Haven AI
Property yields an estimated $-59/mo net cash flow with a 6.1% cap rate. Underwriting indicates risky fundamentals for long-term hold.
- • Favorable cap rate profile (6.1%)
- • Strong rental demand in Fort Myers
- • Verify historical operating expenses and local tax assessment
- • Confirm current lease terms and tenant estoppel certificates
10-Year Price Projection
Price & Tax History
Price History
| Date | Event | Price | Price/sqft |
|---|---|---|---|
| 2026-09-14 | Listed for sale | $689,000 | $280 |
| 2002-10-02 | Sold | $68,900 | $28 |
Tax History
| Year | Property Tax | Tax Assessment |
|---|---|---|
| 2025 | $4,499.06 | $281,705 |
| 2024 | $4,377.53 | $273,766 |
| 2023 | $4,381.25 | $265,792 |
| 2022 | $4,442.11 | $258,050 |
| 2021 | $4,420.9 | $250,534 |
| 2020 | $4,396.47 | $247,075 |
| 2019 | $4,442.57 | $313,317 |
| 2018 | $4,442.57 | $237,017 |
| 2017 | $4,365.98 | $232,142 |
| 2016 | $4,361.2 | $301,312 |
| 2015 | $4,318.1 | $266,705 |
| 2014 | $4,361.42 | $298,394 |
| 2013 | $4,302.88 | $260,011 |
| 2012 | $3,219.89 | $178,798 |
| 2011 | $3,648.66 | $198,696 |
| 2010 | $4,163.65 | $219,583 |
| 2009 | $4,536.41 | $251,910 |
| 2008 | $5,063.82 | $359,570 |
| 2007 | $5,024.28 | $406,170 |
| 2006 | $5,156.23 | $332,440 |
| 2004 | $5,436.91 | $258,820 |
| 2003 | $1,496.52 | $54,500 |
| 2002 | $1,294.7 | $54,500 |
| 2000 | $0 | $45,000 |
ARV, Rehab & Maximum Allowable Offer (MAO)
Model contractor scopes, estimated after-repair value (ARV) projections, and determine your purchase price ceiling to protect target margins.
Calculated as (75% × $813,020) − $110,655
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: $42,199/yr
On $158,470 invested
Negative debt coverage
Equity + cumulative cash
Monthly Cash Flow Breakdown
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