6777 Winkler Rd Unit A236 · Cypress Lake, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 31 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- Cash flow +9.8/30.0
- Schools +5.2/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- DSCR +2.8/10.0
- Rent growth +0.5/5.0
- Appreciation +0.0/10.0
$94,500
6777 Winkler Rd Unit A236 · Cypress Lake, FL 33919
1 bd · 1.0 ba · 838 sqft · Condo
· 167 Days on market
Built 1973
$113/sqft
· 43% below area
Est $166k · 43% under
$617/mo HOA · 40% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
PRIME SOUTH FORT MYERS LOCATION – FURNISHED, POOL VIEW CONDO IN HIGH-DEMAND COMMUNITY! Welcome to the Regency and this well maintained 1-bedroom, 1-bath condo in one of South Fort Myers’ most sought-after locations—ideal for year-round living, seasonal use, or investment opportunity. This furnished residence offers comfort, convenience, and a highly desirable pool and courtyard view, placing it in one of the most coveted spots within the community.
Key facts
- Hot tub
- Built-in wine fridge
- Murphy bed
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $94k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $24k (74.6% below list).
- Meets the 1% rule at list price ($2k rent vs $94k).
- Recommended offer: $24k (74.6% below list) — sets the bar for cash-flow.
- Cap rate 5.5% vs local median 1.8% in Cypress Lake — 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 75/100 on livability (#257 in FL, #4,125 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute 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: 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 (-7.8%/yr); 817 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $653 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 167 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo; HOA is 40% of rent.
- 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$23,960
(74.6% below list)
Questions for the listing agent
- 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?
- It's been on market 167 days. Have you received any prior offers? Is the seller open to a 75% concession, seller financing, or rate buy-down credit?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
- 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.
- 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.
- 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
- 1.62% ✓
- Cap rate
- 5.52%
- Cash-on-cash
- -2.76%
- DSCR
- 0.88
- GRM
- 5.1
CMA / ARV
- ARV (median comp)
- $165,596
- List price
- $94,500
- Delta
- -39.91%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 6300 S Pointe Blvd #116 | 0.96mi | 2/2.0 (+1) | 812 (-3%) | 1mo | $110,000 | $135 | 50 |
| 5840 Vancouver Cir #2 | 1.47mi | 2/1.5 (+1) | 896 (+7%) | 0mo | $118,000 | $132 | 46 |
| 3370 Yukon Cir #3 | 1.41mi | 2/1.5 (+1) | 896 (+7%) | 0mo | $92,000 | $103 | 46 |
| 3405 New South Province Blvd #3 | 1.49mi | 2/1.5 (+1) | 896 (+7%) | 1mo | $95,000 | $106 | 46 |
| 6184 Michelle Way #207 | 0.82mi | 2/2.0 (+1) | 893 (+7%) | 0mo | $75,000 | $84 | 45 |
| 3369 Yukon Cir #1 | 1.42mi | 2/2.0 (+1) | 760 (-9%) | 1mo | $107,000 | $141 | 40 |
| 1747 Pebble Beach Dr #113 | 1.49mi | 2/2.0 (+1) | 922 (+10%) | 0mo | $88,500 | $96 | 39 |
| 13151 Kings Point Dr Unit 6A | 1.21mi | 2/1.0 (+1) | 976 (+16%) | 0mo | $100,000 | $102 | 35 |
| 13745 Downing Ln Unit BldgS- Unit 2 | 0.73mi | 2/2.0 (+1) | 991 (+18%) | 1mo | $165,000 | $166 | 31 |
| 14871 Hole In One Cir Unit 105 -AUGUSTA | 0.90mi | 2/2.0 (+1) | 1,047 (+25%) | 0mo | $164,900 | $157 | 31 |
| 7430 Lake Breeze Dr #311 | 1.24mi | 2/2.0 (+1) | 1,029 (+23%) | 1mo | $145,000 | $141 | 30 |
| 14871 Hole In 1 Cir #205 | 0.90mi | 2/2.0 (+1) | 1,047 (+25%) | 2mo | $223,500 | $213 | 30 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -78.6%
- Equity multiple
- -0.90×
- Total profit
- $-50,182
- Equity at exit
- $14,090
10-year hold
- IRR
- —
- Equity multiple
- -2.72×
- Total profit
- $-98,312
- Equity at exit
- $8,171
Cash invested: $26,460 (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.
Active competition Active MLS
- For sale now
- 2 active · 5 under contract
- Median asking
- $233,450 ($239/sqft)
- Median days on market
- 49 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -17.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33919
- Rents YoY
- -7.8%
- Active inventory
- 817
- Price-to-rent
- 5.1×
Monthly cashflow live
↻
- Estimated rent
- $1,531 high interval (Pro) →
- Mortgage (P&I)
- −$496
- Tax est. 1.5%
- −$118 /mo · $1,418/yr
- Insurance
- −$39
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$617
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$321
- Net cashflow
- $-487
Break-even live
Break-even rent
$2,148
Max offer price
$23,960
Occupancy floor
—
Sensitivity live
| Price | -10% $-422 | -5% $-455 | +0% $-487 | +5% $-520 | +10% $-553 |
|---|---|---|---|---|---|
| Rent | -10% $-608 | -5% $-548 | +0% $-487 | +5% $-427 | +10% $-367 |
| Rate | -1.0pp $-440 | -0.5pp $-463 | base $-487 | +0.5pp $-512 | +1.0pp $-537 |
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
- $23,625
- Closing costs
- $2,835
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 6777 Winkler Rd #168 Fort Myers, FL | 1.0 | 1.0 | 679 | $1,200 | $1.77 | 98d | 1 | 0.07mi |
| 6777 Winkler Rd #174 Fort Myers, FL | 2.0 | 1.0 | 972 | $1,395 | $1.44 | 109d | 1 | 0.07mi |
| 6777 Winkler Rd #174 Fort Myers, FL | 2.0 | 1.0 | 972 | $1,395 | $1.44 | 7d | 1 | 0.07mi |
| 6777 Winkler Rd #174 Fort Myers, FL | 2.0 | 1.0 | 972 | $1,395 | $1.44 | 9d | 1 | 0.07mi |
| 1518 Edgewater Cir Unit 1 Fort Myers, FL | 1.0 | 1.0 | 718 | $1,100 | $1.53 | 9d | 1 | 0.23mi |
| 1473 Saddle Woode Dr Fort Myers, FL | 2.0 | 2.0 | 1030 | $1,600 | $1.55 | 9d | 1 | 0.23mi |
| 1514 Edgewater Cir #2 Fort Myers, FL | 2.0 | 2.0 | 1000 | $1,395 | $1.40 | 87d | 1 | 0.33mi |
| 6725 Winkler Rd Unit C203 Fort Myers, FL | 2.0 | 2.0 | 1083 | $1,700 | $1.57 | 119d | 1 | 0.34mi |
| 6324 Panther Ln #6 Fort Myers, FL | 2.0 | 1.5 | 1024 | $1,500 | $1.46 | 9d | 1 | 0.39mi |
| 8534 Charter Club Cir #8 Fort Myers, FL | 2.0 | 2.0 | 825 | $2,500 | $3.03 | 81d | 1 | 0.45mi |
| 8445 Charter Club Cir #3 Fort Myers, FL | 2.0 | 1.0 | 766 | $1,700 | $2.22 | 9d | 1 | 0.45mi |
| 8445 Charter Club Cir #11 Fort Myers, FL | 2.0 | 2.0 | 1036 | $2,050 | $1.98 | 119d | 1 | 0.45mi |
| 6308 Panther Ln Fort Myers, FL | 2.0 | 1.5–2.0 | 1180 | $1,638 | $1.39 | 119d | 1 | 0.48mi |
| 6308 Panther Ln Fort Myers, FL | 2.0 | 1.5–2.0 | 1180 | $1,838 | $1.56 | 0d | 29 | 0.48mi |
| 1356 Myerlee Country Club Blvd #3 Fort Myers, FL | 2.0 | 2.0 | 1027 | $1,600 | $1.56 | 4d | 1 | 0.60mi |
| 8715 Charter Club Cir #4 Fort Myers, FL | 2.0 | 2.0 | 825 | $1,695 | $2.05 | 119d | 1 | 0.62mi |
| 1316 Sandtrap Dr Fort Myers, FL | 2.0 | 2.0 | 1120 | $1,550 | $1.38 | 119d | 1 | 0.65mi |
| 14463 Cypress Trace Ct Fort Myers, FL | 2.0 | 2.0 | 817 | $1,500 | $1.84 | 98d | 1 | 0.67mi |
| 14941 Hole IN 1 Cir #303 Fort Myers, FL | 2.0 | 2.0 | 1060 | $2,300 | $2.17 | 119d | 1 | 0.70mi |
| 14461 Lakewood Trace Ct Fort Myers, FL | 2.0 | 2.0 | 943 | $1,775 | $1.88 | 119d | 1 | 0.71mi |
| 6815 Sandtrap Dr #117 Fort Myers, FL | 2.0 | 2.0 | 1023 | $1,600 | $1.56 | 65d | 1 | 0.71mi |
| 14471 Lakewood Trace Ct #202 Fort Myers, FL | 2.0 | 2.0 | 938 | $1,700 | $1.81 | 6d | 1 | 0.72mi |
| 13301 Broadhurst Loop Fort Myers, FL | 2.0 | 2.0 | 973 | $1,650 | $1.70 | 9d | 1 | 0.72mi |
| 6212 Principia Dr #3 Fort Myers, FL | 2.0 | 1.0 | 759 | $1,400 | $1.84 | 9d | 1 | 0.73mi |
| 14751 Hole IN 1 Cir #205 Fort Myers, FL | 2.0 | 2.0 | 967 | $4,000 | $4.14 | 116d | 1 | 0.75mi |
| 14503 Lakewood Trace Ct #203 Fort Myers, FL | 2.0 | 2.0 | 938 | $2,000 | $2.13 | 119d | 1 | 0.75mi |
| 14500 Summerlin Trace Ct #4 Fort Myers, FL | 2.0 | 2.0 | 969 | $1,400 | $1.44 | 119d | 1 | 0.77mi |
| 13351 Greengate Blvd #417 Fort Myers, FL | 2.0 | 2.0 | 1000 | $1,800 | $1.80 | 119d | 1 | 0.77mi |
| 8396 S Haven Ln Fort Myers, FL | 2.0 | 2.0 | 987 | $1,650 | $1.67 | 81d | 1 | 0.77mi |
| 8384 S Haven Ln Fort Myers, FL | 2.0 | 2.0 | 987 | $1,499 | $1.52 | 0d | 1 | 0.78mi |
| 8384 S Haven Ln Fort Myers, FL | 2.0 | 2.0 | 987 | $1,650 | $1.67 | 98d | 1 | 0.78mi |
| 8384 S Haven Ln Fort Myers, FL | 2.0 | 2.0 | 987 | $1,650 | $1.67 | 111d | 1 | 0.78mi |
| 14831 Park Lake Dr #207 Fort Myers, FL | 2.0 | 2.0 | 1011 | $1,600 | $1.58 | 106d | 1 | 0.80mi |
| 13331 Greengate Blvd Unit 527 Fort Myers, FL | 2.0 | 2.0 | 1100 | $1,500 | $1.36 | 87d | 1 | 0.81mi |
| 6160 Principia Dr #2 Fort Myers, FL | 2.0 | 1.0 | 759 | $1,200 | $1.58 | 9d | 1 | 0.81mi |
| 6753a Lake McGregor Cir Unit 1 Fort Myers, FL | 2.0 | 2.0 | 846 | $1,275 | $1.51 | 71d | 1 | 0.82mi |
| 6753 Lake McGregor Cir Unit A Fort Myers, FL | 2.0 | 2.0 | 846 | $1,425 | $1.68 | 87d | 1 | 0.82mi |
| 14771 Hole IN 1 Cir Fort Myers, FL | 2.0 | 2.0 | 1019 | $3,125 | $3.07 | 87d | 2 | 0.83mi |
| 14771 Hole IN 1 Cir Fort Myers, FL | 2.0 | 2.0 | 1019 | $3,125 | $3.07 | 119d | 2 | 0.83mi |
| 14771 Hole IN 1 Cir Fort Myers, FL | 2.0 | 2.0 | 1019 | $3,075 | $3.02 | 0d | 2 | 0.83mi |
Property features AI
Finance
- Other
- Partially furnishedHome warranty included
- Financial info
- Total monthly fees $617Total annual fees $7,404Lease restrictions apply
- HOA & community
- HOA managed by Sentry MgmtMonthly condo fee of $617 (includes pool, recreational facilities, insurance, maintenance of structure and grounds, management, trash, water, sewer, pest control, private road, escrow reserves, common area taxes)Buyer approval required for associationCommunity amenities: fitness center, pool, sidewalks, community mailboxPets not allowedFull-time management
Exterior
- Parking
- Has carport (1 space)
- Utilities
- Public waterPublic sewerCable availableHigh-speed internet availableElectricity connectedWater connectedSewer connected
- Home design
- CondominiumResidential property2 total storiesUnit on 2nd floorFaces west
- Construction
- Block and stucco constructionMembrane roofSlab foundationBuilding A
- Exterior features
- BalconySliding doorsOutdoor grillFire pitSidewalk
Interior
- Kitchen
- DishwasherMicrowaveRangeRefrigeratorElectric water heater
- Bedrooms
- 1 bedroom (located on 2nd floor)
- Flooring
- Tile
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Ceiling fansOpen floor planLiving room/dining room combo
- Laundry & utility
- Laundry in common area
HOA detail $617/mo · $7,404/yr condo
- Likely covers
- pool
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $94,500 Active 167 DOM
-
2026-09-22days on market $94,500 Active 166 DOM
-
2026-09-21pricedays on market $94,500 Active 165 DOM
-
2026-09-18days on market $99,500 Active 162 DOM
-
2026-09-17pricedays on market $99,500 Active 161 DOM
-
2026-09-14days on market $99,900 Active 158 DOM
-
2026-09-13days on market $99,900 Active 157 DOM
-
2026-09-13days on market $99,900 Active 156 DOM
-
2026-09-11days on market $99,900 Active 155 DOM
-
2026-09-05days on market $99,900 Active 149 DOM
-
2026-09-04days on market $99,900 Active 148 DOM
-
2026-09-03days on market $99,900 Active 147 DOM
-
2026-08-31days on market $99,900 Active 144 DOM
-
2026-08-28days on market $99,900 Active 141 DOM
-
2026-08-26days on market $99,900 Active 139 DOM
-
2026-08-24days on market $99,900 Active 137 DOM
-
2026-08-23days on market $99,900 Active 136 DOM
-
2026-08-22days on market $99,900 Active 135 DOM
-
2026-08-21days on market $99,900 Active 134 DOM
-
2026-08-20days on market $99,900 Active 133 DOM
-
2026-08-19days on market $99,900 Active 132 DOM
-
2026-08-18days on market $99,900 Active 131 DOM
-
2026-08-16days on market $99,900 Active 129 DOM
-
2026-08-15days on market $99,900 Active 128 DOM
-
2026-08-13days on market $99,900 Active 126 DOM
-
2026-08-12days on market $99,900 Active 125 DOM
-
2026-08-11days on market $99,900 Active 124 DOM
-
2026-08-10days on market $99,900 Active 123 DOM
-
2026-08-09days on market $99,900 Active 122 DOM
-
2026-08-07days on market $99,900 Active 120 DOM
-
2026-08-06days on market $99,900 Active 119 DOM
-
2026-08-05days on market $99,900 Active 118 DOM
-
2026-08-04days on market $99,900 Active 117 DOM
-
2026-08-03days on market $99,900 Active 116 DOM
-
2026-07-30days on market $99,900 Active 111 DOM
-
2026-07-28days on market $99,900 Active 110 DOM
-
2026-07-26days on market $99,900 Active 108 DOM
-
2026-07-24days on market $99,900 Active 106 DOM
-
2026-07-23days on market $99,900 Active 105 DOM
-
2026-07-22days on market $99,900 Active 104 DOM
-
2026-07-21days on market $99,900 Active 103 DOM
-
2026-07-18days on market $99,900 Active 100 DOM
-
2026-07-18days on market $99,900 Active 99 DOM
-
2026-07-16days on market $99,900 Active 98 DOM
-
2026-07-15days on market $99,900 Active 97 DOM
-
2026-07-14days on market $99,900 Active 96 DOM
-
2026-07-13pricedays on market $99,900 Active 95 DOM
-
2026-07-13days on market $109,300 Active 94 DOM
-
2026-07-12days on market $109,300 Active 93 DOM
-
2026-07-10days on market $109,300 Active 92 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
- Wildfire 2/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,366
- − Mortgage interest
- −$5,293
- − Property taxes
- −$1,418
- − Insurance
- −$5,591
- − Repairs & maintenance
- −$1,469
- − Management
- −$1,469
- − HOA
- −$7,404
- − Depreciation
- −$2,749
- Taxable loss
- −$7,027
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,687
- After-tax cash flow
- $-4,163/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 · 12 photos
75/100
Cosmetic rehab
Est. rehab $4,190–$12,570 screening
This well-maintained 1-bedroom, 1-bath condo in a prime location offers comfort and convenience with a pool and courtyard view. The kitchen is updated with stainless steel appliances and ample cabinetry, making it a great investment opportunity.
Value-add opportunities
- Both painting — Neutral paint can be updated to enhance curb appeal and interior aesthetics ↑
- Both landscaping — Adding more plants and flowers can enhance curb appeal and attract potential buyers ↑
- Rental HVAC maintenance — Ensuring the HVAC system is functioning properly is crucial for rental properties ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Allen Park Elementary School
D-
FL #1,191/2,144
Nat'l #14,504/41,679
Middle
Cypress Lake Middle School
B+
FL #116/571
Nat'l #1,503/14,009
High
Cypress Lake High School
D-
FL #228/667
Nat'l #6,809/17,239
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
B
Composite livability gradescore 75/100
Livability — Cypress Lake
- Score
- 75/100
- State rank
- #257
- US rank
- #4125
Category grades
Amenities F
Commute F
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
- Cypress Lake, FL
- County
- Lee County · 871,946 people
- City population
- 30,300
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 30,412
- Household income
- $80,451
- Rent vs Own
- Severe rent burden
- 11% of renters
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 (84%)
- Race & ethnicity
- White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 3%
- Common ancestry
- Romanian 3% Slovak 2% Scotch-Irish 2%
- Foreign-born
- 10% · Canada, China, Jamaica
- Languages at home
- 88% English-only · Spanish 5% German/W. Germanic 2% Russian/Polish/Slavic 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
- ▼ -220.59%
- Current HPI
- 237.5227
- Rent YoY
- ▼ -7.85%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-0.6% since first listed2 events — show timeline
- 2026-05-28 Price Changed $109,300 Stellar MLS as Distributed by MLS Grid
- 2026-04-09 Listed $109,999 Stellar MLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…