8297 Everly Preserve Dr · Fort Myers, FL 33905

$249,999

3 bd · 2.5 ba · 1,464 sqft · Land · 117 Days on market

Built 2026 4,356 sqft lot $159/mo HOA · 7% 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Gated new home community. Located on the corner of SR-82 and Buckingham Road, Asher Park offers convenient access to major roadways, including I-75, making this an incredible location for those who commute. For shopping and entertainment. Buckingham Community Park or bring your furry friend to the Buckingham Dog Park located a quick 5-minute drive from the community. kitchen is outfitted with quartz countertops, shaker style cabinets, and stainless-steel appliances. Quartz countertops are continued in the bathrooms throughout with Vinyl plank flooring in the kitchen, foyer, bathrooms and laundry area. Finishings may vary- images are representational only of the model home based in that comm

Key facts

• Quartz countertops
• Vinyl plank flooring
• $159 HOA

Tags

• GATED NEW HOME COMMUNITY
• QUARTZ COUNTERTOPS
• SHAKER STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• VINYL PLANK FLOORING
• BUCKINGHAM COMMUNITY PARK

Property features AI

Finance

• Other: Complex contains 277 units; building has 6 units and 2 floors; Lot dimensions and developer-provided measurements (Developer Brochure); Architectural restrictions; no commercial use
• HOA & community: Mandatory HOA; Monthly HOA fee of $159; Professional management; HOA maintenance covers manager, recreation facilities, sewer, street lights; Community amenities include community pool, community park, exercise room, play area, internet access, streetlights, and underground utilities; One-time mandatory club fee of $750 and other one-time fee of $800 (total one-time fees $1,550); Total annual recurring HOA fees $1,908

Exterior

• Parking: 1 assigned parking space; Driveway (paved); Attached 1-car garage
• Security: Gated community; Manual storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Townhouse, 2 story; Rear exposure faces north; Residential property in ASHER PARK development
• Construction: Concrete block construction; Stucco exterior finish; Shingle roof; Built in 2026
• Exterior features: Patio; Automatic sprinkler system (reclaimed irrigation); Preserve view; Paved road access; Gated community

Interior

• Kitchen: Island; Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Heat pump; Central electric cooling
• Interior features: High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Open porch/lanai; Home automation; Auto garage door
• Laundry & utility: Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.5% below list).
• Recommended offer: $219k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Treeline Elementary School (math 51% / reading 51%, grade C-, #1,043 of 2,144 statewide, top 49%, 1,135 students, 46% FRL); Gateway High School (math 39% / reading 48%, grade F, #248 of 667 statewide, top 38%, 1,981 students, 50% FRL).
• Market conditions: Rents soft (-3.0%/yr); 763 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 117 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,688 (12.5% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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 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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.5

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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-40,640
• Equity at exit: $37,276

10-year hold

• IRR: -15.0%
• Equity multiple: 0.26×
• Total profit: $-52,148
• Equity at exit: $21,615

Cash invested: $70,000 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$104
• HOA: −$159
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $99

Break-even live

Break-even rent $2,062

Max offer price $249,999

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8369 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1513	$1,995	$1.32	3d	1	0.06mi
8417 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1500	$3,500	$2.33	24d	1	0.09mi
8441 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1463	$1,200	$0.82	24d	1	0.11mi
11162 Sunset Preserve Dr Lehigh Acres, FL	3.0	2.0	1614	$2,300	$1.43	24d	1	0.11mi
8035 Cedar Key Way Lehigh Acres, FL	4.0	2.0	1560	$2,199	$1.41	10d	1	0.20mi
8029 Cedar Key Way Lehigh Acres, FL	4.0	2.0	1560	$2,199	$1.41	3d	1	0.20mi
11205 Colonial Gateway Dr Fort Myers, FL	1.0–4.0	1.0–3.0	1375	$2,734	$1.99	2d	44	0.23mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$2,559	$2.49	2d	106	0.63mi
11744 Eros Rd Lehigh Acres, FL	2.0	2.5	1520	$1,995	$1.31	24d	1	0.67mi
8585 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,650	$1.14	24d	1	0.78mi
8567 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.78mi
8649 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,750	$1.21	24d	1	0.79mi
8541 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.79mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	11d	1	1.14mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	1.14mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	1.14mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	24d	1	1.21mi
10131 Soltura Dr Fort Myers, FL	1.0–3.0	1.0–2.0	992	$2,361	$2.38	2d	9	1.22mi
5349 29th St SW Lehigh Acres, FL	3.0	2.0	1220	$1,850	$1.52	3d	1	1.23mi
5347 29th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	21d	1	1.25mi
5345 29th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	21d	1	1.25mi
10501 Plain Sight Pkwy Fort Myers, FL	3.0–4.0	2.5	1921	$2,224	$1.16	2d	14	1.26mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	24d	1	1.27mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	24d	1	1.28mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	24d	1	1.31mi
7500 Omni Ln Fort Myers, FL	1.0–3.0	1.0–2.0	865	$1,724	$1.99	2d	11	1.35mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,595	$1.26	24d	2	1.36mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	3d	1	1.36mi
12001 Rock Brook Run #1903 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	3d	1	1.38mi
10030 Salina St Fort Myers, FL	3.0	3.0	1629	$2,300	$1.41	24d	1	1.38mi
5317 30th St SW Lehigh Acres, FL	3.0	2.0	1600	$1,650	$1.03	3d	1	1.38mi
5318 28th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,825	$1.52	16d	1	1.39mi
5319 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.39mi
5319 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,300	$1.12	3d	1	1.39mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,300	$1.12	3d	1	1.39mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.39mi
3175 Antica St Fort Myers, FL	3.0	2.5	1629	$1,850	$1.14	14d	1	1.40mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	12d	1	1.41mi
12011 Rock Brook Run #2003 Fort Myers, FL	2.0	2.5	1344	$1,650	$1.23	16d	1	1.41mi
12010 Rock Brook Run #1704 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	21d	1	1.41mi

HOA detail

• Monthly dues: $159 · $1,908/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-10
   status $249,999 Pending 117 DOM
2. 2026-06-09
   days on market $249,999 Active 117 DOM
3. 2026-06-07
   days on market $249,999 Active 115 DOM
4. 2026-06-02
   days on market $249,999 Active 110 DOM
5. 2026-06-01
   days on market $249,999 Active 109 DOM
6. 2026-06-01
   days on market $249,999 Active 108 DOM
7. 2026-05-21
   price $249,999
8. 2026-04-10
   price $274,999
9. 2026-02-17
   price $278,990
10. 2026-02-12
    listed $275,990 Active
11. 2026-01-13
    soldstatus $874,100

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$1,422/yr (+$118/mo · 217.8%)

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

Taxation est. · year 1

• Rental income: $26,243
• − Mortgage interest: −$14,004
• − Property taxes: −$653
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$1,908
• − Depreciation: −$7,273
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $1,919/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): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

-71.4% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $249,999 NAPLESMLS
• 2026-04-10 Price Changed $274,999 NAPLESMLS
• 2026-02-17 Price Changed $278,990 NAPLESMLS
• 2026-02-12 Listed $275,990 NAPLESMLS
• 2026-01-13 Sold (Public Records) $874,100 Public Records

Property tax history

+96.4%/yr

Latest (2025): $653 · +96.4% YoY. Source: county tax records.