11597 Golden Oak Ter · Fort Myers, FL 33913

$429,000

2 bd · 2.0 ba · 1,917 sqft · SingleFamily public records · 63 Days on market

Built 2018 6,568 sqft lot Est $560k · 23% under $542/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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 +19.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private waterfront retreat, where serene views of both water and preserve create the perfect backdrop for relaxed Florida living. Perfectly nestled in the gated community of Arborwood Preserve, this beautifully maintained 2-bed plus den home offers a versatile layout ideal for both everyday comfort and entertaining. The extended screened lanai is a true showstopper an ideal place to enjoy morning coffee as the sun rises and peaceful evenings all while overlooking tranquil water and lush preserve views, through the panoramic extended screened paver lanai. Step inside to discover a spacious, light-filled interior highlighted by a large kitchen featuring stainless steel applian

Key facts

• Gated community
• Large kitchen
• Huge center island

Tags

• WATERFRONT RETREAT
• GATED COMMUNITY
• EXTENDED SCREENED LANAI
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• HUGE CENTER ISLAND

Property features AI

Finance

• Other: Community pool; Irrigation uses reclaimed water; Property has a lake view
• Financial info: Pets allowed (conditional, call; maximum 2)
• HOA & community: Homeowners association with quarterly fee; Association fee includes internet, recreation facilities, road maintenance and street lights; Community amenities: clubhouse, fitness center, pool, pickleball, tennis courts, business center, media room, hobby room, restaurant, sidewalks, management; Gated community with street lights; Community size: 832 units

Exterior

• Parking: Attached 2-car garage; Driveway with paved access; Garage door opener; Covered parking for 2
• Security: Security system; Gated community with security gate and gated guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Entry level: 1; West-facing
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai and screened porch; Porch; Automatic sprinklers/irrigation; Shutters (electric and manual); Pond on lot; Paved road

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Microwave; Refrigerator; Freezer; Disposal; Water purifier; Reverse osmosis system; Eat-in kitchen with island and breakfast bar; Pantry
• Bedrooms: Bedroom on main level; Den; Great room; Screened porch
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Entrance foyer; Eat-in kitchen; Kitchen island; Pantry; Shower only with separate shower; Cable TV; Partially furnished; Single hung and sliding windows with shutters
• Laundry & utility: Washer and dryer included; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $429k).
• Recommended offer: $403k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.0% in Fort Myers — 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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.
• Market conditions: Rents flat; 811 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,899/mo this rent would consume 53% of the median local household income ($110k/yr) (locally 276% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 63 days — a 6% lower offer ($403k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $403,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $559,764
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11543 Golden Oak Ter	0.11mi	2/2.0	1,917 (0%)	1mo	$400,000	$209	94
11897 Clifton Ter	0.45mi	3/2.0 (+1)	1,862 (-3%)	4mo	$550,000	$295	66
11331 Merriweather Ct	0.74mi	3/2.0 (+1)	1,912 (-0%)	0mo	$680,000	$356	60
11884 Bourke Pl	0.38mi	3/2.0 (+1)	2,107 (+10%)	15mo	$615,000	$292	49
11277 Callaway Greens Dr	0.52mi	3/2.0 (+1)	1,660 (-13%)	3mo	$490,000	$295	46
11872 Bourke Pl	0.35mi	3/2.0 (+1)	2,107 (+10%)	22mo	$670,000	$318	44
11930 Silver Cobblestone Way	0.23mi	3/3.0 (+1)	2,202 (+15%)	15mo	$500,000	$227	43
12232 Sussex St	0.71mi	3/2.0 (+1)	2,107 (+10%)	15mo	$575,000	$273	33
11238 Shady Blossom Dr	0.69mi	3/3.0 (+1)	2,202 (+15%)	2mo	$515,000	$234	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.57×
• Total profit: $-51,127
• Equity at exit: $63,965

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-52,822
• Equity at exit: $37,092

Cash invested: $120,120 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,899 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$418 /mo · $5,013/yr
• Insurance: −$179
• HOA: −$542
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $482

Break-even live

Break-even rent $4,289

Max offer price $429,000

Occupancy floor 85%

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	0.62mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	14d	1	0.67mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	23d	1	0.72mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.73mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	23d	1	0.78mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	0.82mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	23d	1	0.83mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	0.91mi
11530 Villa Grand Fort Myers, FL	3.0	2.0	1336	$1,750	$1.31	3d	1	0.93mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	0.93mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	2d	1	0.95mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	0.97mi
11571 Villa Grand #617 Fort Myers, FL	3.0	2.0	1336	$2,200	$1.65	15d	1	0.98mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	0.98mi
12062 Via Lighthouse Ln Fort Myers, FL	3.0	2.5	1879	$1,995	$1.06	3d	1	0.98mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	23d	1	0.99mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	0.99mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	1.00mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	1.00mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	3d	1	1.01mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	1.04mi
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	23d	1	1.07mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	1.08mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	1.10mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.14mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	15d	2	1.14mi
12300 Professional Park Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1058	$1,945	$1.84	23d	25	1.15mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	1.16mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	23d	1	1.18mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.20mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	14d	1	1.25mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	23d	1	1.30mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	23d	1	1.33mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	19d	1	1.34mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	23d	1	1.35mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	1.35mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	14d	1	1.36mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	3d	1	1.37mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	3d	23	1.41mi
11082 Lakeland Cir Fort Myers, FL	3.0	2.0	1883	$2,095	$1.11	23d	1	1.46mi

HOA detail

• Monthly dues: $542 · $6,504/yr
• Likely covers: watersecurity

Listing history 12 events

1. 2026-06-17
   days on market $429,000 Active 63 DOM
2. 2026-06-16
   days on market $429,000 Active 62 DOM
3. 2026-06-15
   days on market $429,000 Active 61 DOM
4. 2026-06-13
   days on market $429,000 Active 59 DOM
5. 2026-06-10
   days on market $429,000 Active 56 DOM
6. 2026-06-09
   days on market $429,000 Active 55 DOM
7. 2026-06-07
   days on market $429,000 Active 53 DOM
8. 2026-06-03
   days on market $429,000 Active 49 DOM
9. 2026-06-02
   days on market $429,000 Active 48 DOM
10. 2026-06-01
    days on market $429,000 Active 47 DOM
11. 2026-05-31
    days on market $429,000 Active 46 DOM
12. 2026-04-15
    listed $429,000 Active

ⓘ 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: $5,013 · $418/mo
• Projected year-2 tax: $5,013 · $418/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $58,785
• − Mortgage interest: −$24,031
• − Property taxes: −$5,013
• − Insurance: −$2,145
• − Repairs & maintenance: −$4,703
• − Management: −$4,703
• − HOA: −$6,504
• − Depreciation: −$12,480
• Taxable loss: −$793
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $5,972/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% 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: ▼ -25.45%
• Current HPI: 221.7115
• Rent YoY: ▲ 0.37%
• 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

1 event — show timeline

• 2026-04-15 Listed $429,000 FORTMLS

Property tax history

+14.7%/yr

Latest (2025): $5,013 · +0.8% YoY. Source: county tax records.