19488 Hinkley Dr · Lehigh Acres, FL 33928

$369,000

2 bd · 2.0 ba · 1,564 sqft · Condo public records · 21 Days on market

Built 2024 Good condition $342/mo HOA · 7% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 19488 Hinkley Drive in Verdana Village, a dynamic, amenity-rich community designed for an active Southwest Florida lifestyle. This Orchid floor plan offers 2 bedrooms, 2 bathrooms, and a 2-car garage across 1,564 square feet of thoughtfully designed single-level living. Inside, the open-concept layout features a seamless flow between the kitchen, dining, and living areas, all opening to a private lanai. Impact-resistant windows and doors provide added security, and the home is located in a non-flood zone. The owner’s suite is privately situated at the rear, while the front of the home includes a guest bedroom, full bath, and a flexible den—perfect for a home office, w

Key facts

• Pickleball courts
• Non flood zone
• Tennis courts

Tags

• PRIVATE LANAI
• IMPACT RESISTANT WINDOWS
• NON FLOOD ZONE
• FLEXIBLE DEN
• PICKLEBALL COURTS
• TENNIS COURTS

Property features AI

Finance

• Other: Private paved road with private maintenance; Lot is rectangular with dimensions approximately 36 x 150 x 38 x 150 and southern exposure
• Financial info: Pets allowed: call/conditional
• HOA & community: Homeowners association with quarterly fees; Association covers management, irrigation water, grounds maintenance and street lights; Community amenities include clubhouse, fitness center, pool, tennis, pickleball, bocce, basketball, dog park, trails, sidewalks and on-site management; Gated community with street lights

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Gated community with guard; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Natural gas available; High-speed internet available; Underground utilities
• Home design: Single-story home; Tile roof; Block, concrete and stucco construction; North-facing entry; Entry at level 1; Has a view; Resale property; MPD zoning
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Security/high impact doors; Sprinkler/irrigation system (reclaimed water); Lanai; Screened porch; Porch; Guest house attached; Gated with guard; Smoke detectors; Community pool

Interior

• Kitchen: Gas cooktop; Dishwasher; Disposal; Freezer; Refrigerator with icemaker; Icemaker
• Bedrooms: Bedroom on main level; Guest quarters (additional attached guest house)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Gas heating; Gas cooling; Ceiling fans
• Interior features: Impact glass windows; French doors; Breakfast bar; Kitchen island; Living/dining room; Pantry; Separate shower (shower only); Walk-in closets; High-speed internet; Home office; Split bedroom layout; Unfurnished
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $369k).
• Recommended offer: $363k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.7% in Lehigh Acres — 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 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• 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: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% 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) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.4%/yr); 674 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,209/mo this rent would consume 61% of the median local household income ($103k/yr) (locally 606% 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 $11k 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 21 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Recommended offer $363,465 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.41% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 5.9

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $1,333
• Equity at exit: $55,019

10-year hold

• IRR: 6.3%
• Equity multiple: 1.40×
• Total profit: $41,381
• Equity at exit: $31,904

Cash invested: $103,320 (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 33928

• Rents YoY: -1.4%
• Active inventory: 674
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $5,209 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$490 /mo · $5,879/yr
• Insurance: −$154
• HOA: −$342
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $1,195

Break-even live

Break-even rent $3,697

Max offer price $369,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,404	-5% $1,299	+0% $1,195	+5% $1,090	+10% $986
Rent	-10% $783	-5% $989	+0% $1,195	+5% $1,400	+10% $1,606
Rate	-1.0pp $1,380	-0.5pp $1,288	base $1,195	+0.5pp $1,099	+1.0pp $1,002

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19218 Hinkley Dr Estero, FL	3.0	2.0	1655	$3,000	$1.81	16d	1	0.36mi
19278 Hinkley Dr Estero, FL	3.0	3.0	2201	$3,395	$1.54	4d	1	0.43mi
20285 Napa Loop Estero, FL	3.0	3.0	2133	$6,200	$2.91	25d	1	0.59mi
19232 Gentry Pl Estero, FL	3.0	3.0	2202	$3,800	$1.73	25d	1	0.61mi
20419 Pebble Glen Dr Estero, FL	3.0	2.0	2088	$6,490	$3.11	25d	1	0.65mi
20047 Napa Loop Estero, FL	3.0	3.0	2202	$9,000	$4.09	5d	1	0.74mi
20015 Napa Loop Estero, FL	3.0	3.0	2202	$8,000	$3.63	25d	1	0.82mi
20024 Hartford Blvd Estero, FL	3.0	2.0	2081	$6,950	$3.34	25d	1	0.88mi
18315 Ridgeline Dr Estero, FL	3.0	3.0	2202	$3,750	$1.70	17d	1	0.89mi
20514 Pebble Glen Dr Estero, FL	2.0	2.0	1670	$5,700	$3.41	25d	1	0.91mi
18282 Parksville Dr Estero, FL	3.0	3.0	2126	$10,000	$4.70	25d	1	0.93mi
20530 Pebble Glen Dr Estero, FL	3.0	3.0	2099	$5,950	$2.83	25d	1	0.94mi
19712 Deming Ln Estero, FL	3.0	3.0	2091	$8,500	$4.07	23d	1	1.33mi

HOA detail condo

• Monthly dues: $342 · $4,104/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-04-21
   listed $369,000 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: $5,879 · $490/mo
• Projected year-2 tax: $5,879 · $490/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $62,512
• − Mortgage interest: −$20,670
• − Property taxes: −$5,879
• − Insurance: −$1,845
• − Repairs & maintenance: −$5,001
• − Management: −$5,001
• − HOA: −$4,104
• − Depreciation: −$10,735
• Taxable income: $9,278
• Est. tax owed @ 24.0%: −$2,227
• After-tax cash flow: $12,109/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained, single-story home in Verdana Village offers a good condition with modern amenities and a good curb appeal. It is ready for a new owner to move in and enjoy the community amenities.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in living and dining areas — Modern flooring improves aesthetics and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in living and dining areas — Modern flooring improves aesthetics and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

2 events — show timeline

• 2026-05-13 Pending — FORTMLS
• 2026-04-21 Listed $369,000 FORTMLS

Property tax history

+93.8%/yr

Latest (2025): $5,879 · +93.8% YoY. Source: county tax records.