| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Best |
| Demographics | 74th | Best |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7781 Reflection Cove Dr, Fort Myers, FL, 33907, US |
| Region / Metro | Fort Myers |
| Year of Construction | 2001 |
| Units | 24 |
| Transaction Date | 2006-02-08 |
| Transaction Price | $64,000,000 |
| Buyer | REFLECTION LAKES TARRAGON LLC |
| Seller | REFLECTION COVE LLC |
7781 Reflection Cove Dr Fort Myers Multifamily Investment
Positioned in a competitive Fort Myers neighborhood ranked 15th among 211 in the Cape Coral–Fort Myers metro, the asset benefits from strong daily-needs access and an educated renter base, according to WDSuite s CRE market data. Neighborhood occupancy runs below national norms, but elevated local home values support renter reliance, aiding demand durability.
This suburban pocket of Fort Myers is competitive among Cape Coral Fort Myers neighborhoods (ranked 15 of 211, neighborhood rating A), offering investors strong location fundamentals rather than a speculative story. Grocery and park access score well above national medians (both in the mid-to-high 80s/90s percentiles), and restaurants are plentiful, while cafes, pharmacies, and childcare are thinner in the immediate area. That mix skews toward daily-needs convenience, which can support resident retention even as new supply competes.
On housing dynamics, the neighborhood s renter-occupied share is roughly one-third of units, indicating a moderate renter concentration that supports a viable tenant base without being overly transient. Reported neighborhood occupancy is below national norms, so lease-up and renewal execution matter; however, median home values trend on the higher side locally, which can reinforce multifamily demand by keeping many households in the rental market.
Within a 3-mile radius, recent population and household counts have grown and are projected to expand further by 2028, pointing to a larger tenant base over time. Household incomes have risen, and rent levels are expected to continue advancing, which supports long-run pricing power if operators manage affordability and renewal strategies carefully.
Education levels in the neighborhood test above national norms, with a sizable share of residents holding bachelor s degrees, which can correlate with stable earnings and consistent leasing performance. Together with strong daily-needs access, these factors position the location for steady renter demand through cycles.
Safety indicators for the neighborhood are generally around or slightly better than national medians, with recent data showing property offenses trending down over the last year. Within the Cape Coral Fort Myers metro, the neighborhood sits mid-pack (ranked 117 out of 211), suggesting conditions that are neither an outlier risk nor a clear standout.
Year-over-year trends are mixed: property crime shows improvement, while violent offense measures ticked up. For investors, the takeaway is to underwrite to current conditions, monitor trajectory, and leverage on-site management and lighting/visibility to support resident comfort and retention.
Regional employment is anchored by established corporate offices within a reasonable commute, supporting renter demand and retention for workforce and professional households. Notably, the following employer presence is accessible from the property:
- Hertz Global Holdings — corporate offices (9.8 miles) — HQ
Built in 2001, this 24-unit asset aligns with the neighborhood s modern vintage and should remain competitive with targeted modernization of interiors and systems as part of long-term capital planning. The location ranks competitively within the Cape Coral Fort Myers metro and offers strong access to daily-needs amenities, while higher local home values and a moderate rent-to-income backdrop help sustain renter demand. Based on CRE market data from WDSuite, the surrounding neighborhood s occupancy runs below national norms, so performance hinges on active leasing, renewal management, and amenity positioning.
Within a 3-mile radius, population and household growth over the past five years, with further gains forecast by 2028, point to a growing renter pool that can support occupancy stability over a hold period. Renter concentration is moderate, indicating depth without excessive churn; combined with rising household incomes and projected rent growth, the property is positioned to capture steady demand if managed with attention to affordability and retention.
- Competitive metro location with strong daily-needs access and educated renter base
- 2001 vintage offers durable structure with value-add potential via targeted updates
- Growing 3-mile population and households support a larger tenant base and leasing stability
- Elevated home values reinforce reliance on rental housing, aiding pricing power
- Risk: neighborhood occupancy below national norms and mixed safety trends warrant active management