How to BRRRR in Fort Myers, FL
BRRRR in Fort Myers is a 6.74% gross yield play — $1,756/mo rent on a $312k median. Whether that cash-flows depends on your debt cost.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
Fort Myers is fighting the math for BRRRR — either rent yield is too thin or appreciation is reversing. Plan to leave more equity, or pivot to flip-and-sell.
- → Gross yield 6.74% — above national baseline
- → Rent $1,756/mo vs. national $1,930 — rent-normal
- → DSCR expectation at 75% LTV / 7.5%: 1.20+ comfortable
- → Appreciation risk to refi: meaningful softening, stress comps
Start with the gross math. Fort Myers's typical home value is $312,436; ZORI (Zillow's rent index) sits at $1,756/mo. That's 6.74% gross annual yield. That's well above the national 4-5% baseline — meaningful cushion for a BRRRR to pencil even at today's debt cost.
Run the DSCR sanity check. Assume 75% LTV refi at 7.5% interest, 30-year, plus taxes + insurance + 8% PM + 8% vacancy/capex reserve. On these inputs you should clear DSCR 1.20+ in Fort Myers with comfortable headroom. Cash-flow at $200-400/door is achievable on a properly underwritten property.
Rent demand color: Fort Myers rents ($1,756) are within 10% of the national median. Rent isn't the constraint or the catalyst — focus on getting acquisition + rehab in tight enough that the math works on standard local rents.
Refi appraisal risk: Fort Myers home values are down 9.4% YoY. That's the biggest threat to your refi — if you're underwriting today and refinancing in 8 months, comps may have softened further. Stress-test your refi ARV at -5% of today's median.
The numbers behind the analysis.
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