For SaleRisky Deal47 days on market

13031 Shoreside Ct

13031 Shoreside Ct, Fort Myers, FL 33913, Fort Myers, FL 33913

$435,000

Listing Price

13031 Shoreside Ct, Fort Myers, FL 33913

Loc: Fort Myers, FL

Days Listed

Tax Assessed

$477k

Lot Size

8,137 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

0.7 mi away

Paul Laurence Dunbar Middle School

6-8

4.7 mi away

Gateway High School

9-12

0.5 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 Residence1997Central, ElectricCentral Air, Electric2 Attached Garage spaces$83 monthly8,137 sqft48 Days$151

Haven AI Verdict

Recommendation

Risky

Confidence Score: 2/10

Exercise caution due to potential market volatility.

Cap Rate

5.72%

Total ROI

83.1%

Cash Flow

$-185/mo

DSCR

0.92

Was this AI Verdict accurate?

Data provided by Haven AI. Disclaimer

Haven AI

Property yields an estimated $-185/mo net cash flow with a 5.7% cap rate. Underwriting indicates risky fundamentals for long-term hold.

Strengths

• Favorable cap rate profile (5.7%)
• 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
2026-08-19	Price change	$435,000	$151
2026-07-30	Listed for sale	$445,000	$155
2019-04-30	Sold	$335,000	$117
2019-04-22	Pending sale	$359,900	$125
2019-04-22	Listed for sale	$359,900	$125
1997-05-01	Sold	$180,000	$63

Tax History

Year	Property Tax	Tax Assessment
2025	$5,629.82	$337,096
2024	$5,370.37	$327,596
2023	$5,039.38	$318,054
2022	$4,936.26	$308,790
2021	$4,825.5	$299,796
2020	$4,863.3	$270,524
2019	$4,368.57	$264,869
2018	$4,368.57	$268,897

Getzels Group

Haven Team

CalRE #01884947

Call / Text

818.535.5337

Property Specs

Beds

Baths

Sq Ft

2,875

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 (2,875 sq ft)$129,375

Institutional Acquisition Rule75% Rule

Maximum Allowable Offer (MAO)

$255,600

Calculated as (75% × $513,300) − $129,375

Asking Price is $179,400 (41.2%) Above MAO

To achieve your target margin of 25%, submit an initial counteroffer closer to $255,600 based on $129,375 in required updates.

Current Asking Price:$435,000

Estimated ARV:$513,300

Estimated Renovation:$129,375

All-In Capital Basis (MAO + Rehab):$384,975

Projected Equity Margin:+$128,325

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: $435,000[Estimated] Rent: $3,480/mo[Estimated] Tax Rate: 0.98% (FL)[Estimated] Hazard Ins: $218/mo[Defaulted] Reserves: 23% OpEx Baseline

Haven ScoreRisky

2/ 10

Multi-factor yield grade

Cap Rate (Unleveraged)

5.72%

NOI: $24,862/yr

Cash-on-Cash Yield

-2.2%

On $100,050 invested

DSCR Ratio

0.92x

Negative debt coverage