For SaleRisky Deal1 days on market

11921 Arbor Trace Dr

11921 Arbor Trace Dr, Fort Myers, FL 33913, Fort Myers, FL 33913

$649,900

Listing Price

11921 Arbor Trace Dr, Fort Myers, FL 33913

Loc: Fort Myers, FL

Days Listed

Tax Assessed

$522k

Lot Size

7,749 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.

Gateway Elementary School

PK-5

1.7 mi away

Paul Laurence Dunbar Middle School

6-8

4.1 mi away

Gateway High School

9-12

2.2 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 Residence2020Central, ElectricCentral Air, Ceiling Fan(s), Electric2 Attached Garage spaces$1,691 quarterly7,749 sqft2 Days$320

Haven AI Verdict

Recommendation

Risky

Confidence Score: 2/10

Exercise caution due to potential market volatility.

Cap Rate

6.01%

Total ROI

89.4%

Cash Flow

$-120/mo

DSCR

0.96

Was this AI Verdict accurate?

Data provided by Haven AI. Disclaimer

Haven AI

Property yields an estimated $-120/mo net cash flow with a 6.0% cap rate. Underwriting indicates risky fundamentals for long-term hold.

Strengths

• Favorable cap rate profile (6.0%)
• Strong rental demand in Fort Myers

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
2026-09-13	Listed for sale	$649,900	$320
2024-01-31	Sold	$620,000	$305
2020-06-24	Sold	$325,600	$160

Tax History

Year	Property Tax	Tax Assessment
2025	$9,377.94	$521,724
2024	$5,772.31	$297,443
2023	$5,702.92	$288,780
2022	$5,437.73	$267,493
2021	$5,514.79	$259,702
2020	$1,684.02	$13,398
2019	$1,377.78	$33,001
2018	$1,377.78	$16,581

Getzels Group

Haven Team

CalRE #01884947

Call / Text

818.535.5337

Property Specs

Beds

Baths

Sq Ft

2,032

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 4b/3ba in Fort Myers

+18% vs. list

Rehab Budget & Scope (2,032 sq ft)$91,440

Institutional Acquisition Rule75% Rule

Maximum Allowable Offer (MAO)

$483,722

Calculated as (75% × $766,882) − $91,440

Asking Price is $166,178 (25.6%) Above MAO

To achieve your target margin of 25%, submit an initial counteroffer closer to $483,722 based on $91,440 in required updates.

Current Asking Price:$649,900

Estimated ARV:$766,882

Estimated Renovation:$91,440

All-In Capital Basis (MAO + Rehab):$575,162

Projected Equity Margin:+$191,720

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: $649,900[Estimated] Rent: $5,199/mo[Estimated] Tax Rate: 0.98% (FL)[Estimated] Hazard Ins: $325/mo[Defaulted] Reserves: 23% OpEx Baseline

Haven ScoreRisky

2/ 10

Multi-factor yield grade

Cap Rate (Unleveraged)

6.00%

NOI: $39,026/yr

Cash-on-Cash Yield

-1.0%

On $149,477 invested

DSCR Ratio

0.96x

Negative debt coverage