For SaleRisky Deal3 days on market

6346 Royal Woods DR

6346 Royal Woods DR, FORT MYERS, FL 33908, Fort Myers, FL 33908

$149,900

Listing Price

6346 Royal Woods DR, FORT MYERS, FL 33908

Loc: Fort Myers, FL

Days Listed

Tax Assessed

$143k

Lot Size

1,437 sqft

Type

single family

More Than Just a Property

We believe a home extends beyond its walls. That's why we help you explore the pulse of the community—from top-rated schools to essential emergency services. Your safety, well-being, and connection to the neighborhood matter to us.

4.9

Safety Score

A+

Schools

Nearby Schools

Educational options and performance ratings in the area.

Rayma C. Page Elementary School

PK-6

0.7 mi away

Lexington Middle School

6-8

3.4 mi away

South Fort Myers High School

9-12

3.3 mi away

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

Single Family Residence1981CentralCeiling Fan(s), Central AirAssigned$3,492 annually1,437 sqft4 Days$149

Haven AI Verdict

Recommendation

Risky

Confidence Score: 1/10

Exercise caution due to potential market volatility.

Cap Rate

5.26%

Total ROI

73.2%

Cash Flow

$-121/mo

DSCR

0.84

Was this AI Verdict accurate?

Data provided by Haven AI. Disclaimer

Haven AI

Property yields an estimated $-121/mo net cash flow with a 5.3% cap rate. Underwriting indicates risky fundamentals for long-term hold.

Strengths

• Prime residential location in Fort Myers, FL
• Long-term capital appreciation corridor

Considerations

• 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
2026-09-11	Listed for sale	$149,900	$149
1996-02-28	Sold	$55,000	$55

Tax History

Year	Property Tax	Tax Assessment
2025	$315.57	$55,983
2024	$308.71	$54,405
2023	$16.89	$13,723
2022	$445.24	$51,282
2021	$442.2	$49,788
2020	$443.83	$49,101
2019	$430.18	$84,788
2018	$430.18	$47,102
2017	$427.7	$50,487
2016	$487.58	$68,465
2015	$482.03	$66,399
2014	$485.56	$62,597
2013	$477.66	$48,898
2012	$451.24	$47,193
2011	$443.56	$46,061
2010	$990.08	$56,061
2009	$1,013.06	$61,230
2008	$1,539.47	$100,680
2007	$2,224.9	$145,030
2006	$2,414.53	$147,730
2004	$1,295.92	$68,110
2003	$1,244.99	$63,030
2002	$1,057.93	$52,590
2000	$0	$41,000

Getzels Group

Haven Team

CalRE #01884947

Call / Text

818.535.5337

Property Specs

Beds

Baths

Sq Ft

1,008

Address-Level Value-Add Underwriting

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.

Estimated After-Repair Value (ARV) [estimated]Modeled value-add projection (+18% baseline) for 2b/2ba in Fort Myers

+18% vs. list

Rehab Budget & Scope (1,008 sq ft)$45,360

Institutional Acquisition Rule75% Rule

Maximum Allowable Offer (MAO)

$87,302

Calculated as (75% × $176,882) − $45,360

Asking Price is $62,598 (41.8%) Above MAO

To achieve your target margin of 25%, submit an initial counteroffer closer to $87,302 based on $45,360 in required updates.

Current Asking Price:$149,900

Estimated ARV:$176,882

Estimated Renovation:$45,360

All-In Capital Basis (MAO + Rehab):$132,662

Projected Equity Margin:+$44,220

Institutional Underwriting Ledger

Investment Numbers & Operating Model

Standardized cash flow underwriting modeled with state tax schedules, regional insurance hazard risk, and disciplined operating reserves.

Data Provenance:[Observed] List Price: $149,900[Estimated] Rent: $1,199/mo[Estimated] Tax Rate: 0.98% (FL)[Estimated] Hazard Ins: $150/mo[Defaulted] Reserves: 23% OpEx Baseline

Haven ScoreRisky

1/ 10

Multi-factor yield grade

Cap Rate (Unleveraged)

5.26%

NOI: $7,882/yr

Cash-on-Cash Yield

-4.2%

On $34,477 invested

DSCR Ratio

0.84x

Negative debt coverage