Fort Myers, Florida DSCR, Hard Money, Fix & Flip & 5–25+ Unit Multifamily Loans
Fort Myers, FL Local Underwriting Snapshot (LEE County County): With a 2026 population of 74,327, Fort Myers carries an effective property tax rate of 0.86%, a median 1–4 unit investment property price of $445,000, and a median market rent of $3,400/mo. At 75% LTV ($333,750 loan amount), estimated monthly PITIA is $2,694/mo, yielding an estimated baseline DSCR of 1.26x. For 5–25+ unit apartment buildings in Fort Myers, typical valuation averages $186,900/door with $1,900/mo/door market rents.
County & 2026 PopulationLEE County County (74,327)
Effective Property Tax Rate0.86% ($319/mo)
Median 1–4 Unit Price & Rent$445,000 · $3,400/mo
5–25+ Unit Multifamily Avg$186,900/door · $1900/mo
FL Foreclosure & SecurityJudicial (Circuit Court Foreclosure Action) (180–260 days)
Fort Myers, FL Pre-Populated Underwriting Terminal
1–4 Unit PITIA vs. 5–25+ Unit Commercial NOI Simulator
Loan Daddy LLC · NMLS #2827624 · AZ CMB #CMB-2016143 · Canonical Integer _cents & _bps Engine
Price/Door: $445,000·Loan/Door: $333,750·Avg Rent/Door: $3,400/mo
Prepayment Stepdown Structure
Amortization & FICO Tier
Calculated DSCR Coverage Ratio
1.30xCanonical:
130 bps · 7500 bps LTV · 6625 bps RateTier-1 Institutional (1.25x+ — Max LTV & Best Pricing)
Loan Amount (75% LTV)$333,75033,375,000 _cents
Monthly P&I Debt Service$2,137/mo@ 6.625% Note Rate
Total Monthly PITIA$2,612/moTax: $319 · Ins: $156
Net Monthly Cash Flow+$788/mo$9,460/yr net
Wholesale PPE Multi-Option Execution Comparison (Borrower-Paid 2.000% Default · 39 Wholesale Lenders)
| Execution Option | Prepay Structure | Est. Note Rate | Prepay Price Credit | Monthly Debt Service | DSCR Ratio |
|---|---|---|---|---|---|
| Option A: Lowest Rate (60-Mo Stepdown) | 5-4-3-2-1 | 6.625% | -100 bps (-1.000 pt) | $2,612/mo | 1.30x |
| Option B: Balanced Par (36-Mo Stepdown) | 3-2-1 | 6.875% | -75 bps (-0.750 pt) | $2,667/mo | 1.27x |
| Option C: Max Cash Flow (10-Yr Interest-Only) | 3-2-1 IO | 7.000% | +38 bps IO LLPA | $2,422/mo | 1.40x |
Many DSCR lenders focus on the property's rent, not your tax returns. Not all applicants will qualify; terms vary by lender.
Fort Myers, FL Short-Term Rental (STR), ADU & Legal Underwriting Notes
Local Municipal & Zoning Guidance: Wholesale DSCR and multifamily lenders in Fort Myers (LEE County County, FL) underwrite both 12-month long-term leases (Form 1007 / Form 1025) and compliant short-term rentals (Form 1007 STR / 12-month booking ledger) subject to local municipal registration.
Florida Statutory Security Instrument: Loans in Fort Myers (LEE County County) are secured via Mortgage Instrument under Florida's Judicial (Circuit Court Foreclosure Action) framework (180–260 days). Insurance underwriting note: Standard DP-3 landlord dwelling fire, general liability & rent-loss coverage required..
10 Loan Programs in Fort Myers, FL
- DSCR Rental Loans (1–4, 5–8, 5–9, 5–10, 5–25 & 5+ Units) ( · 6.375% – 8.25% (Wholesale Tier Dependent))
- Hard Money Loans (Fast Asset-Based Acquisition & Bridge) ( · 9.25% – 11.50% Interest-Only)
- Private Money Loans (Flexible Balance-Sheet & Debt-Fund Capital) ( · 8.99% – 11.25% Interest-Only)
- Fix and Flip Loans (Up to 90% Purchase LTC + 100% Rehab Financing) ( · 9.25% – 11.25% Interest-Only)
- Real Estate Bridge Loans (1–4 Unit, 5–25+ Unit Multifamily & Commercial) ( · 8.75% – 10.99% Interest-Only)
- Ground-Up Construction Loans (Spec Homes, Duplex/Fourplex & Build-to-Rent) ( · 9.75% – 11.75% Interest-Only on Drawn Funds)
- Multifamily Loans (5–8, 5–9, 5–10, 5–25 & 5+ Unit Apartment Financing) ( · 6.50% – 8.50% (Perm) / 8.99%+ (Value-Add Bridge))
- Commercial Property Loans (Mixed-Use, Retail, Industrial, Warehouse & Office) ( · 6.875% – 8.99%)
- Investor Rehab & BRRRR Renovation Loans (Purchase + Holdback to DSCR) ( · 9.25% – 11.25% (Bridge Phase) -> 6.50%+ (DSCR Takeout))
- Investor DSCR Cash-Out Refinance (1–4, 5–8, 5–9, 5–10, 5–25 & 5+ Units) ( · 6.625% – 8.375%)
1–4 to 5–25+ Unit Multifamily Silos in Fort Myers
- 1–4 Unit Residential DSCR Loans — (0.75x – 1.00x+)
- 5–8 Unit Crossover Multifamily DSCR Loans — (1.00x – 1.15x)
- 5–9 Unit Small-Balance Multifamily DSCR Loans — (1.10x – 1.20x)
- 5–10 Unit Expanded Multifamily DSCR Loans — (1.15x – 1.20x)
- 5–25 Unit Mid-Market Apartment DSCR & Bridge Loans — (1.15x – 1.25x)
- 5+ Unit Commercial Multifamily & Blanket Portfolio Loans — (1.15x – 1.25x)
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