12648 Kenwood Ln Unit C · Villas, FL 33907

$115,000

1 bd · 1.0 ba · 851 sqft · Condo public records · 206 Days on market

Built 1975 $306/mo HOA · 21% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect place to get away from the cold and start enjoying sunny SW Florida? This charming condo is nestled off College Pkwy near 41 providing easy access to shopping, dining, the beaches, the Daniels' corridor and SWFL International in a pet friendly community with low HOAs. You'll love the spacious floor plan and large bedroom with beautifully landscaped views from the window. You're also just a quick stroll to the heated pool and clubhouse! Schedule your private showing today.

Key facts

• Landscaped views
• $306 HOA
• Garage

Tags

• PET FRIENDLY COMMUNITY
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO BEACHES
• NOT LOCATED IN A FLOOD ZONE
• LANDSCAPED VIEWS

Property features AI

Finance

• Other: Part of Sunset Pointe at Fort Myers development; 2 units per floor, 10 units in building, 104 units in complex; Property is deed-restricted; Irrigation is central; Landscaped area view; Lot unit C
• HOA & community: Mandatory HOA; Monthly HOA fee of $306; Annual recurring HOA fees $3,672; One-time fees $150; Professional management; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, exterior pest control, recreation facilities, sewer, trash removal, and water; Community amenities include clubhouse, community pool, community room, cabana, BBQ/picnic area, and sidewalks

Exterior

• Parking: 1 assigned parking space
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential property; Low-rise building (1–3 stories); Rear faces north; Zero lot line
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows; Built in 1975
• Exterior features: Courtyard; Gazebo; Privacy wall; Private road; Automatic sprinkler system

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom; Master bath with combined tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Cable prewire; Closet cabinets; Window coverings; Dining area in living room; Screened lanai/porch
• Laundry & utility: Washer; Dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (0.4% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 1.3% in Villas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents falling (-9.7%/yr); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.29×
• Total profit: $-22,749
• Equity at exit: $17,147

10-year hold

• IRR: -30.2%
• Equity multiple: -0.10×
• Total profit: $-35,267
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 345
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$603
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$306
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-2

Break-even live

Break-even rent $1,432

Max offer price $114,573

Occupancy floor 95%

Sensitivity live

Price	-10% $63	-5% $30	+0% $-2	+5% $-35	+10% $-68
Rent	-10% $-115	-5% $-59	+0% $-2	+5% $54	+10% $110
Rate	-1.0pp $55	-0.5pp $27	base $-2	+0.5pp $-32	+1.0pp $-63

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12648 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,500	$1.43	25d	1	0.03mi
12656 Kenwood Ln Unit A Fort Myers, FL	2.0	2.0	1047	$1,575	$1.50	5d	1	0.06mi
12664 Kenwood Ln Unit C Fort Myers, FL	2.0	2.0	1047	$1,350	$1.29	5d	1	0.08mi
12622 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,395	$1.33	25d	1	0.09mi
1828 Pine Valley Dr #115 Fort Myers, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.16mi
7400 College Pkwy Fort Myers, FL	2.0	2.0	1095	$1,825	$1.67	5d	3	0.20mi
1724 Pine Valley Dr #204 Fort Myers, FL	2.0	2.0	1000	$1,750	$1.75	25d	1	0.20mi
12630 Equestrian Cir #1804 Fort Myers, FL	1.0	1.0	623	$1,200	$1.93	5d	1	0.20mi
12630 Equestrian Cir #1806 Fort Myers, FL	1.0	1.0	623	$1,100	$1.77	16d	1	0.20mi
3257 Maple Leaf Cir Unit 25-2 Fort Myers, FL	2.0	1.5	950	$1,400	$1.47	5d	1	0.22mi
3276 Prince Edward Island Cir #2 Fort Myers, FL	2.0	1.5	1098	$1,350	$1.23	25d	1	0.26mi
12571 Equestrian Cir #903 Fort Myers, FL	1.0	1.0	727	$1,250	$1.72	18d	1	0.26mi
1700 Pine Valley Dr #203 Fort Myers, FL	2.0	2.0	957	$1,500	$1.57	13d	1	0.27mi
3284 Royal Canadian Trce #3 Fort Myers, FL	2.0	1.5	896	$1,250	$1.40	25d	1	0.28mi
3303 Prince Edward Island Cir #4 Fort Myers, FL	2.0	2.0	820	$1,250	$1.52	25d	1	0.29mi
3300 New South Province Blvd #2 Fort Myers, FL	2.0	1.5	896	$1,250	$1.40	25d	1	0.32mi
3334 Prince Edward Island Cir Unit 4 Fort Myers, FL	2.0	2.0	964	$1,695	$1.76	25d	1	0.33mi
5848 Queen Elizabeth Way #2 Fort Myers, FL	2.0	2.0	896	$1,350	$1.51	25d	1	0.33mi
12530 Equestrian Cir #409 Fort Myers, FL	1.0	1.0	795	$1,795	$2.26	25d	1	0.33mi
12520 Equestrian Cir Fort Myers, FL	1.0	1.0	623	$1,250	$2.01	13d	2	0.35mi
1624 Pine Valley Dr #302 Fort Myers, FL	1.0	1.0	800	$1,500	$1.88	25d	1	0.35mi
1747 Pebble Beach Dr Fort Myers, FL	2.0	2.0	965	$1,650	$1.71	25d	2	0.43mi
1580 Pine Valley Dr #404 Fort Myers, FL	2.0	1.0	800	$2,800	$3.50	25d	1	0.44mi
3363 Alouette Cir #3 Fort Myers, FL	2.0	1.5	896	$3,400	$3.79	25d	1	0.45mi
3400 S New Province BLVD Unit 4 Fort Myers, FL	2.0	2.0	964	$1,625	$1.69	25d	1	0.45mi
3372 Alouette Cir #1 Fort Myers, FL	2.0	2.0	760	$1,800	$2.37	25d	1	0.46mi
1735 Brantley Rd #108 Fort Myers, FL	1.0	1.0	615	$1,559	$2.53	12d	1	0.54mi
7430 Lake Breeze Dr #313 Fort Myers, FL	2.0	2.0	992	$1,550	$1.56	16d	1	0.58mi
7334-7371 Pinnacle Pines Dr Fort Myers, FL	1.0–2.0	1.0–2.0	860	$1,175	$1.37	4d	6	0.75mi
2135 Crystal Dr #45 Fort Myers, FL	2.0	2.0	984	$1,400	$1.42	25d	1	0.81mi
2135 Crystal Dr Fort Myers, FL	2.0	2.0–2.5	1049	$1,350	$1.29	5d	2	0.81mi
13809 Heron Wood Ln Fort Myers, FL	1.0–2.0	1.0	720	$1,049	$1.46	5d	5	0.88mi
6184 Michelle Way #234 Fort Myers, FL	2.0	2.0	893	$1,300	$1.46	16d	1	0.93mi
7861 Reflection Cove Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1012	$1,300	$1.28	4d	30	0.93mi
6116 Whiskey Creek Dr #306 Fort Myers, FL	2.0	2.0	956	$1,640	$1.72	5d	1	0.93mi
6120 Whiskey Creek Dr Fort Myers, FL	1.0	1.0	693	$1,300	$1.88	12d	1	0.93mi
6136 Whiskey Creek Dr #503 Fort Myers, FL	2.0	2.0	1058	$1,699	$1.61	5d	1	0.97mi
6136 Whiskey Creek Dr #521 Fort Myers, FL	1.0	1.0	752	$1,450	$1.93	25d	1	0.97mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	16d	1	0.98mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	16d	1	0.98mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-01
   days on market $115,000 Active 206 DOM
2. 2026-03-02
   price $115,000
3. 2026-01-14
   price $122,000
4. 2025-11-06
   listed $130,000 Active
5. 2022-04-28
   soldstatus $150,000
6. 2022-04-20
   soldstatus $150,000 Closed 500-char remark

   Show marketing remark (500 chars)

   Looking for the perfect place to get away from the cold and start enjoying sunny SW Florida? This charming condo is nestled off College Pkwy near 41 providing easy access to shopping, dining, the beaches, the Daniels' corridor and SWFL International in a pet friendly community with low HOAs. You'll love the spacious floor plan and large bedroom with beautifully landscaped views from the window. You're also just a quick stroll to the heated pool and clubhouse! Schedule your private showing today.

7. 2022-03-19
   status Pending 500-char remark

   Show marketing remark (500 chars)

   Looking for the perfect place to get away from the cold and start enjoying sunny SW Florida? This charming condo is nestled off College Pkwy near 41 providing easy access to shopping, dining, the beaches, the Daniels' corridor and SWFL International in a pet friendly community with low HOAs. You'll love the spacious floor plan and large bedroom with beautifully landscaped views from the window. You're also just a quick stroll to the heated pool and clubhouse! Schedule your private showing today.

8. 2022-03-10
   listed $139,900 Active 500-char remark

   Show marketing remark (500 chars)

   Looking for the perfect place to get away from the cold and start enjoying sunny SW Florida? This charming condo is nestled off College Pkwy near 41 providing easy access to shopping, dining, the beaches, the Daniels' corridor and SWFL International in a pet friendly community with low HOAs. You'll love the spacious floor plan and large bedroom with beautifully landscaped views from the window. You're also just a quick stroll to the heated pool and clubhouse! Schedule your private showing today.

9. 2011-01-31
   soldstatus $29,000
10. 2011-01-25
    soldstatus $29,000 286-char remark

    Show marketing remark (286 chars)

    This is a Short Sale subject to existing lender's approval which could result in delays. BANK APPROVED PRICE. This unit is completely remodeled with ceramic tile throughout, crown molding, new kitchen and bath. Must see. Located close to Bell Tower Mall, Edison College and the Airport.

11. 2005-04-06
    soldstatus $8,000,000
12. 2004-01-09
    soldstatus $4,800,000
13. 1999-03-16
    soldstatus $3,500,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 90% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,152
• − Mortgage interest: −$6,442
• − Property taxes: −$1,297
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − HOA: −$3,672
• − Depreciation: −$3,345
• Taxable loss: −$1,722
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $384/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

Amenities D- Commute C- Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.7% since first listed

12 events — show timeline

• 2026-03-02 Price Changed $115,000 BEARMLS
• 2026-01-14 Price Changed $122,000 BEARMLS
• 2025-11-06 Listed $130,000 BEARMLS
• 2022-04-28 Sold (Public Records) $150,000 Public Records
• 2022-04-20 Sold (MLS) $150,000 FORTMLS
• 2022-03-19 Pending — FORTMLS
• 2022-03-10 Listed $139,900 FORTMLS
• 2011-01-31 Sold (Public Records) $29,000 Public Records
• 2011-01-25 Sold (MLS) $29,000 FORTMLS
• 2005-04-06 Sold (Public Records) $8,000,000 Public Records
• 2004-01-09 Sold (Public Records) $4,800,000 Public Records
• 1999-03-16 Sold (Public Records) $3,500,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,297 · -21.9% YoY. Source: county tax records.