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959 North Town and River Drive, Fort Myers, FL, USA
Covers its debt with margin to spare at the current price.
Investment potential
Your scenario · adjust the levers below or open advanced settings to see how returns change
$53,699
$4,475/mo · at 68% occupancy & $267/night
$5,604
$467/mo after costs & mortgage
Cap rate
7.3%
Cash-on-cash
4.1%
DSCR
1.21
Confidence
Your assumptions
Revenue
$53,699/yr
Market avg: $53,699/yr · 68% occ · $267 ADR
Financing
$26,520/yr
Operating costs
$21,575/yr
How this property compares to similar short-term rentals nearby.
Comparable set · 50 properties
$167–$506
Median $266
33%–94%
Median 68%
$29.9K–$106.0K
Median $51.6K
199–365
Median 284
This property · $53.7K
Comparable properties (50)
Cash flow potential Medium · Appreciation potential Medium
365 days available · 256 days booked ·
365 days available · 241 days booked ·
361 days available · 253 days booked ·
355 days available · 198 days booked ·
365 days available · 298 days booked ·
365 days available · 215 days booked ·
242 days available · 178 days booked ·
264 days available · 189 days booked ·
321 days available · 174 days booked ·
365 days available · 319 days booked ·
328 days available · 222 days booked ·
257 days available · 152 days booked ·
365 days available · 204 days booked ·
282 days available · 144 days booked ·
326 days available · 282 days booked ·
282 days available · 213 days booked ·
325 days available · 161 days booked ·
342 days available · 221 days booked ·
318 days available · 149 days booked ·
285 days available · 135 days booked ·
255 days available · 186 days booked ·
241 days available · 212 days booked ·
365 days available · 202 days booked ·
251 days available · 184 days booked ·
261 days available · 183 days booked ·
300 days available · 251 days booked ·
329 days available · 220 days booked ·
241 days available · 146 days booked ·
248 days available · 180 days booked ·
237 days available · 142 days booked ·
320 days available · 160 days booked ·
287 days available · 143 days booked ·
224 days available · 163 days booked ·
304 days available · 127 days booked ·
240 days available · 189 days booked ·
260 days available · 165 days booked ·
250 days available · 209 days booked ·
264 days available · 132 days booked ·
276 days available · 202 days booked ·
288 days available · 197 days booked ·
244 days available · 161 days booked ·
294 days available · 141 days booked ·
238 days available · 159 days booked ·
325 days available · 122 days booked ·
225 days available · 132 days booked ·
294 days available · 161 days booked ·
199 days available · 124 days booked ·
235 days available · 115 days booked ·
280 days available · 183 days booked ·
247 days available · 126 days booked ·
Revenue and occupancy reflect Chalet's modeled estimates from observed booking activity for comparable active listings. Individual results vary with management, seasonality, and pricing.
Who this property is for
The same property is a great buy for one investor and a trap for another. Here's the honest read.
1031 / high-equity buyer
~$109.4K
Year-1 tax shield
Buying with cash or low leverage removes the debt-coverage problem entirely, so the thesis rests on appreciation plus a large first-year write-off. At roughly 25% of purchase price, the shield is substantial enough to carry the deal on its own.
DSCR cash-flow buyer
1.21
DSCR at asking
At asking price the property clears the 1.20 DSCR most lenders require, so it should qualify for DSCR financing and cover its own debt service from day one. This is the buyer this deal is built for.
Price-disciplined buyer
—
Break-even purchase price
Even a deep discount doesn't get this deal to break even within a realistic range, so there's no price anchor to negotiate toward. A price-disciplined buyer should pass unless the revenue assumptions change.
For a buyer who materially participates and qualifies for the STR tax treatment.
$109.4K
Estimated first-year deduction · range $90.8K–$124.7K
Why this matters here
At a marginal bracket, this deduction can be worth $33.6K–$46.1K in estimated federal tax saved.
This only applies if you meet the IRS material-participation tests for short-term rentals and are not using a full-service property manager.
Estimate, subject to CPA review. Cost-segregation percentages shown here are illustrative and depend on an actual study of the property.
Some states do not conform to federal bonus depreciation, so your state may not allow the same first-year treatment shown above.
Chalet can introduce a cost-segregation partner — this is not tax, legal, or financial advice.
How cash-on-cash return moves with purchase price. The marked line is break-even (1.0 DSCR).
At this price: cash-on-cash +4.1%, DSCR 1.21, cash flow $5,604/yr
| Price vs asking | Price | Cash-on-cash | DSCR | Band |
|---|---|---|---|---|
| -25% | $332,175 | 11.5% | 1.62 | Positive |
| -22% | $345,462 | 10.4% | 1.55 | Positive |
| -15% | $376,465 | 8.1% | 1.43 | Positive |
| -8% | $407,468 | 6.1% | 1.32 | Positive |
| Asking | $442,900 | 4.1% | 1.21 | Positive |
| +8% | $478,332 | 2.4% | 1.12 | Positive |
| +15% | $509,335 | 1.1% | 1.05 | Positive |
Break-even price
Out of range
This deal does not reach break-even within ±25% of asking.
Discount needed
—
The gap between asking and the price a cash-flow buyer can underwrite.
If refi to 5.5% in 24 mo
+$3,887/yr
Illustrative cash-flow improvement at asking price if rates fall. Planning figure, not a forecast.
Annual avg $4,475 · peaks at $6,326 in Jan
Annual avg 65% · peaks at 85% in Feb
$467/mo after all expenses
Cash to close
Down payment, closing costs, and furnishing
$128,441
Return on cash:21.6%
You qualify for STR financing
Your DSCR is 1.21 · lenders typically require 1.0+.
Get matched with 2–3 vetted STR lenders, free.
What the deal returns over the hold — including the tax shield, which is the whole point for an appreciation buyer.
Levered IRR
23.4%
over 5-yr hold, with tax shield
Equity multiple
2.3×
total proceeds vs. $128,441 invested
Projected value at exit
$565,265
year 5 · 5.0% annual appreciation
Tax shield contribution
+7.7 pts
of IRR comes from year-1 depreciation
| Year | Equity | Appreciation | Cumulative cash flow | Total value |
|---|---|---|---|---|
| Year 1 | $114,099 | $22,145 | $46,081 | $182,325 |
| Year 2 | $117,717 | $45,397 | $52,490 | $215,605 |
| Year 3 | $121,597 | $69,812 | $59,717 | $251,126 |
| Year 4 | $125,757 | $95,448 | $67,774 | $288,979 |
| Year 5 | $130,218 | $122,365 | $76,673 | $329,257 |
Projection, not a promise.
Assumes 5.0% annual appreciation, 1.5% rent growth (operating costs held flat), and that the property qualifies for short-term-rental tax treatment. The year-1 depreciation shield depends on a real cost-segregation study and your tax situation — consult a CPA.
Appreciation is the dominant driver of this return. When cash flow is negative, the deal depends on the property gaining value — it is not paying for itself from income.
Appreciation, rent growth, and financing rates are editable under Edit financials.
STR deals turn on local rules and demand that a generalist agent misses. Chalet matches you with a vetted Fort Myers agent who knows which properties actually cash flow — and which to avoid.
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Real Estate Investment Analysis & Market Insights
Disclaimer
This page and the data presented are for informational purposes only. The information provided should not be construed as financial, legal, or investment advice. Market conditions can change rapidly, and past performance does not guarantee future results. Always consult with qualified professionals before making investment decisions.
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