9625 Hemingway Ln #3706 · Fort Myers, FL 33913

$219,900

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 46 Days on market

Built 2006 $846/mo HOA · 20% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

Key facts

• Walking trail
• Large sliding doors
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• UPGRADED TILE FLOORING
• LARGE SLIDING DOORS
• WALKING TRAIL
• NEWLY RENOVATED GOLF COURSE

Property features AI

Finance

• Other: Community of approximately 200 units
• Financial info: Pets allowed with conditions (breed restrictions; no aggressive breeds)
• HOA & community: Homeowners association; Annual association fee and quarterly fees apply; Association covers management, cable TV, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce court, putting greens, golf course, restaurant, library, business center, sidewalks and community management; Gated community with golf and tennis

Exterior

• Parking: Assigned covered parking; Detached carport (1 space); Guest parking
• Security: Gated community with guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Irrigation water available (municipal and reclaimed)
• Home design: 2 stories; Entry level: 1; Resale property; Property faces west; Has view; PUD zoning; Exposure to the east
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Lanai / screened porch; Porch; Shutters (manual); Sprinkler / irrigation system (automatic); Paved road

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Freezer; Refrigerator with icemaker; Icemaker
• Bedrooms: Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Humidity control
• Interior features: Furnished; Dual sinks; Eat-in kitchen; Separate shower (shower only); Window treatments; High-speed internet available; Split bedrooms; Single-hung and sliding windows
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $4,314/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.08%
• DSCR: 1.85
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.83×
• Total profit: $-10,700
• Equity at exit: $32,788

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-3,733
• Equity at exit: $19,013

Cash invested: $61,572 (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: 4.2×

Monthly cashflow live

• Estimated rent: $4,314 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$339 /mo · $4,062/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$846
• Vacancy / Maint / Mgmt: −$906
• Net cashflow: $552

Break-even live

Break-even rent $3,615

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	0.06mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.16mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	23d	1	0.20mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	0.23mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.23mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	23d	1	0.23mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	23d	1	0.42mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	23d	1	0.46mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	23d	1	0.50mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	11d	1	0.50mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	23d	1	0.78mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	23d	1	0.86mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.88mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	0.88mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.09mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	23d	2	1.10mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	15d	2	1.13mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.13mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	23d	1	1.16mi
9851 6 Mile Cypress Pkwy Fort Myers, FL	3.0	1.0–2.0	1040	$2,056	$1.98	1d	42	1.17mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	1.19mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	1.25mi
7922 Dani Dr Fort Myers, FL	1.0–3.0	1.0–2.0	981	$1,710	$1.74	1d	32	1.25mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	1.26mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	1.28mi
8205 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1071	$1,399	$1.31	23d	1	1.28mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	3d	1	1.29mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	23d	1	1.29mi
8291 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,599	$1.41	11d	1	1.29mi
8293 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,300	$1.15	23d	1	1.29mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	1.29mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	1.30mi
8162 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,600	$1.41	23d	1	1.34mi
8165 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1184	$1,800	$1.52	14d	1	1.35mi
10032 Poppy Hill Dr Fort Myers, FL	2.0	2.5	1132	$1,425	$1.26	23d	1	1.37mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	1.38mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	1.39mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	13d	1	1.39mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	11d	1	1.39mi
10105 Spyglass Hill Ln Unit 10105 Fort Myers, FL	2.0	2.5	1028	$1,950	$1.90	15d	1	1.40mi

HOA detail condo

• Monthly dues: $846 · $10,152/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-17
   days on market $219,900 Active 46 DOM
2. 2026-06-16
   days on market $219,900 Active 45 DOM
3. 2026-06-15
   days on market $219,900 Active 44 DOM
4. 2026-06-13
   days on market $219,900 Active 42 DOM
5. 2026-06-10
   days on market $219,900 Active 39 DOM
6. 2026-06-09
   days on market $219,900 Active 38 DOM
7. 2026-06-08
   pricedays on market $219,900 Active 37 DOM
8. 2026-06-07
   days on market $229,900 Active 36 DOM
9. 2026-06-03
   days on market $229,900 Active 32 DOM
10. 2026-06-02
    days on market $229,900 Active 31 DOM
11. 2026-06-01
    days on market $229,900 Active 30 DOM
12. 2026-05-31
    days on market $229,900 Active 29 DOM
13. 2026-05-02
    listed $229,900 Active
14. 2024-04-15
    soldstatus $250,000 Sold 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

15. 2024-04-15
    soldstatus $250,000

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

16. 2024-02-14
    status Pending 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

17. 2024-02-04
    price $265,000 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

18. 2023-12-07
    price $285,000 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

19. 2023-11-03
    price $295,000 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

20. 2023-08-19
    listed $310,000 Active 734-char remark

    Show marketing remark (734 chars)

    PRICED TO SELL! TURNKEY, FIRST FLOOR 2/2 condo, with PAY AS YOU PLAY golf priviledges. Covered parking (carport) and storage closet. Great location within the bundled golf community of Colonial Country Club - next to the neighborhood pool. Walk out your door and enjoy a swim and sun anytime! This lovely, fully furnished condo with turnkey items, has tile throughout and some nice upgrades! Quiet preserve view from the screend lanai. Colonial Country Club is a very popular bundled golf community with an active tennis community, newly enhanced clubhouse and lively social atmosphere. Twenty minutes door-to-door to RSW airport with no air traffic noise. Multiple shopping and dining options nearby, as well as medical facilities.

21. 2019-01-16
    soldstatus $160,100
22. 2018-12-31
    soldstatus $160,100 Sold 1205-char remark

    Show marketing remark (1205 chars)

    This Gardenia floor plan is TURNKEY, move-in ready. The building is next to the Neighborhood Pool and walking access to the Preserve! You will enjoy the Quiet, Private view of The Preserve from the lanai. Great place for morning coffee or cocktails in the evening. THIS IS A MUST SEE, MOVE-IN READY CONDO! This condo boasts a Remodeled Kitchen with beautiful Granite Countertops, New Cabinets, new Double Stainless Steel Sink & Faucet & New Lighting in the Ceiling. There is a new Samsung 3 door refrigerator and Newer washer & dryer too! It also has NEW 20x20 Porcelain Tile flooring throughout (no carpet), decorator paint and upgraded light fixtures. Owners only used it seasonal, Never Rented it! A Friendly neighborhood, Gorgeous clubhouse with restaurant, fitness center professionally staffed. Tennis, Bocce, Pickleball and numerous clubs and events in a very active community which is financially sound and managed by Troon Golf Management. Whether you are looking for an escape from the winter months or an unforgettable family getaway, this is your perfect home away from home and the perfect location. Close to RSW, both baseball stadiums and tons of restaurants and shopping.

23. 2018-12-09
    status Pending 1205-char remark

    Show marketing remark (1205 chars)

    This Gardenia floor plan is TURNKEY, move-in ready. The building is next to the Neighborhood Pool and walking access to the Preserve! You will enjoy the Quiet, Private view of The Preserve from the lanai. Great place for morning coffee or cocktails in the evening. THIS IS A MUST SEE, MOVE-IN READY CONDO! This condo boasts a Remodeled Kitchen with beautiful Granite Countertops, New Cabinets, new Double Stainless Steel Sink & Faucet & New Lighting in the Ceiling. There is a new Samsung 3 door refrigerator and Newer washer & dryer too! It also has NEW 20x20 Porcelain Tile flooring throughout (no carpet), decorator paint and upgraded light fixtures. Owners only used it seasonal, Never Rented it! A Friendly neighborhood, Gorgeous clubhouse with restaurant, fitness center professionally staffed. Tennis, Bocce, Pickleball and numerous clubs and events in a very active community which is financially sound and managed by Troon Golf Management. Whether you are looking for an escape from the winter months or an unforgettable family getaway, this is your perfect home away from home and the perfect location. Close to RSW, both baseball stadiums and tons of restaurants and shopping.

24. 2018-11-17
    price $164,900 1205-char remark

    Show marketing remark (1205 chars)

    This Gardenia floor plan is TURNKEY, move-in ready. The building is next to the Neighborhood Pool and walking access to the Preserve! You will enjoy the Quiet, Private view of The Preserve from the lanai. Great place for morning coffee or cocktails in the evening. THIS IS A MUST SEE, MOVE-IN READY CONDO! This condo boasts a Remodeled Kitchen with beautiful Granite Countertops, New Cabinets, new Double Stainless Steel Sink & Faucet & New Lighting in the Ceiling. There is a new Samsung 3 door refrigerator and Newer washer & dryer too! It also has NEW 20x20 Porcelain Tile flooring throughout (no carpet), decorator paint and upgraded light fixtures. Owners only used it seasonal, Never Rented it! A Friendly neighborhood, Gorgeous clubhouse with restaurant, fitness center professionally staffed. Tennis, Bocce, Pickleball and numerous clubs and events in a very active community which is financially sound and managed by Troon Golf Management. Whether you are looking for an escape from the winter months or an unforgettable family getaway, this is your perfect home away from home and the perfect location. Close to RSW, both baseball stadiums and tons of restaurants and shopping.

25. 2018-11-06
    listed $167,900 Active 1205-char remark

    Show marketing remark (1205 chars)

    This Gardenia floor plan is TURNKEY, move-in ready. The building is next to the Neighborhood Pool and walking access to the Preserve! You will enjoy the Quiet, Private view of The Preserve from the lanai. Great place for morning coffee or cocktails in the evening. THIS IS A MUST SEE, MOVE-IN READY CONDO! This condo boasts a Remodeled Kitchen with beautiful Granite Countertops, New Cabinets, new Double Stainless Steel Sink & Faucet & New Lighting in the Ceiling. There is a new Samsung 3 door refrigerator and Newer washer & dryer too! It also has NEW 20x20 Porcelain Tile flooring throughout (no carpet), decorator paint and upgraded light fixtures. Owners only used it seasonal, Never Rented it! A Friendly neighborhood, Gorgeous clubhouse with restaurant, fitness center professionally staffed. Tennis, Bocce, Pickleball and numerous clubs and events in a very active community which is financially sound and managed by Troon Golf Management. Whether you are looking for an escape from the winter months or an unforgettable family getaway, this is your perfect home away from home and the perfect location. Close to RSW, both baseball stadiums and tons of restaurants and shopping.

26. 2018-11-05
    historical
27. 2018-09-30
    status Active
28. 2018-05-22
    historical
29. 2018-05-22
    price $167,900
30. 2018-05-22
    price $164,900
31. 2018-04-21
    price $159,900
32. 2018-03-14
    listed $164,900 Active
33. 2018-03-12
    historical
34. 2018-02-14
    historical
35. 2018-02-13
    listed $164,900 Active
36. 2018-02-08
    listed $164,900
37. 2013-11-01
    soldstatus $94,900

ⓘ 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: $4,062 · $339/mo
• Projected year-2 tax: $4,062 · $339/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $51,768
• − Mortgage interest: −$12,318
• − Property taxes: −$4,062
• − Insurance: −$6,218
• − Repairs & maintenance: −$4,141
• − Management: −$4,141
• − HOA: −$10,152
• − Depreciation: −$6,397
• Taxable income: $4,338
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $5,585/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

+142.3% since first listed

25 events — show timeline

• 2026-05-02 Listed $229,900 FORTMLS
• 2024-04-15 Sold (Public Records) $250,000 Public Records
• 2024-04-15 Sold (MLS) $250,000 NAPLESMLS
• 2024-02-14 Pending — NAPLESMLS
• 2024-02-04 Price Changed $265,000 NAPLESMLS
• 2023-12-07 Price Changed $285,000 NAPLESMLS
• 2023-11-03 Price Changed $295,000 NAPLESMLS
• 2023-08-19 Listed $310,000 NAPLESMLS
• 2019-01-16 Sold (Public Records) $160,100 Public Records
• 2018-12-31 Sold (MLS) $160,100 FORTMLS
• 2018-12-09 Pending — FORTMLS
• 2018-11-17 Price Changed $164,900 FORTMLS
• 2018-11-06 Listed $167,900 FORTMLS
• 2018-11-05 Listing Removed — FORTMLS
• 2018-09-30 Relisted — FORTMLS
• 2018-05-22 Price Changed $164,900 FORTMLS
• 2018-05-22 Price Changed $167,900 FORTMLS
• 2018-05-22 Listing Removed — FORTMLS
• 2018-04-21 Price Changed $159,900 FORTMLS
• 2018-03-14 Listed $164,900 FORTMLS
• 2018-03-12 Listing Removed — FORTMLS
• 2018-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-02-13 Listed $164,900 FORTMLS
• 2018-02-08 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-01 Sold (MLS) $94,900 FORTMLS

Property tax history

+3.2%/yr

Latest (2025): $4,062 · +2.2% YoY. Source: county tax records.