2079 Barkeley Ln #19 · Villas, FL 33907

$90,000

1 bd · 1.0 ba · 887 sqft · Condo public records · 39 Days on market

Built 1974 $518/mo HOA · 40% 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 +11.2/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

Key facts

• Corian countertops
• Elevator
• Ss appliances

Tags

• CORIAN COUNTERTOPS
• SS APPLIANCES
• IMPACT WINDOWS
• SCREENED-IN BALCONY
• ROLL-DOWN SHUTTERS
• ELEVATOR

Property features AI

Finance

• Other: Private paved road with private maintenance; Irrigation included in assessment; Community pool
• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Homeowners association with monthly fee; Association fee includes cable TV, insurance, internet, irrigation water, laundry, road maintenance, sewer, street lights, and trash; Community amenities: clubhouse, fitness center, pool, sauna, bocce and shuffleboard courts, barbecue, picnic area, storage, management; Community features include elevator, non-gated entry, and street lights; 69 units in the community

Exterior

• Parking: Assigned paved parking; Detached carport (1 covered space); One additional assigned space; Common parking
• Security: Smoke detector(s)
• Utilities: Cable available; Public sewer (assessment paid); Water assessment paid
• Home design: Condominium / multi-unit property; Single-story unit in a 3-story building; Entry level: 3; Unit faces north; South exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof; Zero lot line
• Exterior features: Outdoor grill; Manual shutters; Balcony (screened)

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Great Room
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows with window coverings; Eat-in kitchen; Combined living and dining area; Tub/shower; Cable TV available; Window treatments; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $-35 ($-422/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (6.9% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 1.3% in Villas — 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 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, amenities D-.
• 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 (-9.7%/yr); 345 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major flood risk; 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 $83,785 (6.9% below list)

Questions for the listing agent

1. 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?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.46% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 5.7

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: -24.8%
• Equity multiple: 0.19×
• Total profit: $-20,371
• Equity at exit: $13,419

10-year hold

• IRR: -53.4%
• Equity multiple: -0.36×
• Total profit: $-34,270
• Equity at exit: $7,782

Cash invested: $25,200 (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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 345
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$472
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$38
• HOA: −$518
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-35

Break-even live

Break-even rent $1,355

Max offer price $83,785

Occupancy floor 98%

Sensitivity live

Price	-10% $16	-5% $-10	+0% $-35	+5% $-61	+10% $-86
Rent	-10% $-139	-5% $-87	+0% $-35	+5% $17	+10% $68
Rate	-1.0pp $10	-0.5pp $-12	base $-35	+0.5pp $-59	+1.0pp $-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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 Crystal Dr #45 Fort Myers, FL	2.0	2.0	984	$1,400	$1.42	25d	1	0.05mi
2135 Crystal Dr Fort Myers, FL	2.0	2.0–2.5	1049	$1,350	$1.29	5d	2	0.05mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	15d	1	0.17mi
5337 Glenlivet Rd Fort Myers, FL	2.0	2.0	1033	$1,350	$1.31	16d	1	0.17mi
5001 Palm Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	990	$1,565	$1.58	3d	35	0.37mi
12520 Equestrian Cir Fort Myers, FL	1.0	1.0	623	$1,250	$2.01	13d	2	0.48mi
12530 Equestrian Cir #409 Fort Myers, FL	1.0	1.0	795	$1,795	$2.26	25d	1	0.50mi
2348 Burton Ave Fort Myers, FL	2.0	1.0	1024	$1,895	$1.85	13d	1	0.55mi
12571 Equestrian Cir #903 Fort Myers, FL	1.0	1.0	727	$1,250	$1.72	17d	1	0.55mi
5635 5th Ave Fort Myers, FL	2.0	1.0	800	$1,299	$1.62	25d	1	0.58mi
7334-7371 Pinnacle Pines Dr Fort Myers, FL	1.0–2.0	1.0–2.0	860	$1,175	$1.37	3d	6	0.60mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	21d	1	0.64mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,050	$1.15	5d	1	0.64mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,150	$1.26	4d	1	0.64mi
5510 Third Ave Unit 5504B Fort Myers, FL	1.0	1.0	900	$1,150	$1.28	25d	1	0.64mi
12630 Equestrian Cir #1804 Fort Myers, FL	1.0	1.0	623	$1,200	$1.93	5d	1	0.67mi
12630 Equestrian Cir #1806 Fort Myers, FL	1.0	1.0	623	$1,100	$1.77	16d	1	0.67mi
1703 Palm Dr Unit A Fort Myers, FL	2.0	1.0	800	$1,200	$1.50	20d	1	0.72mi
1703 Palm Dr Fort Myers, FL	2.0	1.0	800	$1,200	$1.50	25d	1	0.72mi
12622 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,395	$1.33	25d	1	0.73mi
5517 6th Ave Fort Myers, FL	2.0	1.0	672	$1,200	$1.79	25d	1	0.73mi
5413-5427 Third Ave Unit 5421 Fort Myers, FL	2.0	1.0	818	$1,400	$1.71	25d	1	0.75mi
5529 7th Ave Fort Myers, FL	2.0	1.0	770	$1,000	$1.30	5d	1	0.76mi
8253 Beacon Blvd Fort Myers, FL	2.0	1.0	1000	$1,395	$1.40	25d	1	0.76mi
5458 Fifth Ave Fort Myers, FL	1.0	1.0	532	$900	$1.69	5d	1	0.76mi
5458 Fifth Ave Fort Myers, FL	1.0	1.0	532	$900	$1.69	13d	1	0.76mi
12664 Kenwood Ln Unit C Fort Myers, FL	2.0	2.0	1047	$1,350	$1.29	5d	1	0.77mi
1735 Brantley Rd #108 Fort Myers, FL	1.0	1.0	615	$1,559	$2.53	12d	1	0.78mi
12656 Kenwood Ln Unit A Fort Myers, FL	2.0	2.0	1047	$1,575	$1.50	5d	1	0.79mi
5554 Eighth Ave Unit 5552 Fort Myers, FL	2.0	1.0	780	$1,200	$1.54	5d	1	0.80mi
12648 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,500	$1.43	25d	1	0.80mi
7400 College Pkwy Fort Myers, FL	2.0	2.0	1095	$1,825	$1.67	5d	3	0.81mi
5631 Tenth Ave Fort Myers, FL	2.0	1.0	725	$1,250	$1.72	25d	1	0.83mi
5537 Tenth Ave Fort Myers, FL	2.0	2.0	952	$1,150	$1.21	4d	1	0.88mi
8730 Fordham St Fort Myers, FL	2.0	1.0	1016	$1,700	$1.67	25d	1	0.89mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	5d	1	0.91mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	25d	1	0.91mi
101 3rd St Unit 2 Fort Myers, FL	2.0	1.0	690	$1,150	$1.67	4d	1	0.93mi
101 3rd St Unit 1 Fort Myers, FL	1.0	1.0	565	$900	$1.59	5d	1	0.93mi
1828 Pine Valley Dr #115 Fort Myers, FL	2.0	2.0	1100	$3,000	$2.73	25d	1	0.93mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $90,000 Active 39 DOM
2. 2026-06-17
   days on market $90,000 Active 35 DOM
3. 2026-06-16
   days on market $90,000 Active 34 DOM
4. 2026-06-15
   days on market $90,000 Active 33 DOM
5. 2026-06-13
   days on market $90,000 Active 31 DOM
6. 2026-06-10
   days on market $90,000 Active 28 DOM
7. 2026-06-09
   days on market $90,000 Active 27 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   pricedays on market $90,000 Active 26 DOM
10. 2026-06-07
    days on market $115,000 Active 25 DOM
11. 2026-06-03
    days on market $115,000 Active 21 DOM
12. 2026-06-02
    days on market $115,000 Active 20 DOM
13. 2026-06-01
    days on market $115,000 Active 19 DOM
14. 2026-05-31
    days on market $115,000 Active 18 DOM
15. 2026-05-08
    listed $115,000 Active
16. 2015-09-21
    price $50,000 530-char remark

    Show marketing remark (530 chars)

    Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

17. 2015-08-27
    soldstatus $50,000
18. 2015-08-26
    price $55,000 530-char remark

    Show marketing remark (530 chars)

    Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

19. 2015-08-26
    soldstatus $50,000 Sold 530-char remark

    Show marketing remark (530 chars)

    Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

20. 2015-08-12
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

21. 2015-04-06
    listed $55,000 Active 530-char remark

    Show marketing remark (530 chars)

    Misc furniture and household items will remain to make it "turn key". Owner is in the process of removing items they need elsewhere. Central air was replaced the first of this year. Covered parking space 143 near elevator. Storage closet on same floor. Laundry in bldg. Metal storm shutters on lanai. Sofa beds on lanai & in living room. Be sure to check the amenities. Walk to 1 block to stores, churches, bus & many restaurants. Rentals only allowed for 7 months of each year. No full time rentals allowed.

22. 1979-02-01
    soldstatus $34,500
23. 1976-11-01
    soldstatus $27,700

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$227/yr (+$19/mo · 43.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 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

Taxation est. · year 1

• Rental income: $15,731
• − Mortgage interest: −$5,041
• − Property taxes: −$520
• − Insurance: −$450
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$6,216
• − Depreciation: −$2,618
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $-31/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 — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

Amenities D- Commute C- 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: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% 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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

+315.2% since first listed

9 events — show timeline

• 2026-05-08 Listed $115,000 FORTMLS
• 2015-09-21 Price Changed $50,000 FORTMLS
• 2015-08-27 Sold (Public Records) $50,000 Public Records
• 2015-08-26 Sold (MLS) $50,000 FORTMLS
• 2015-08-26 Price Changed $55,000 FORTMLS
• 2015-08-12 Pending — FORTMLS
• 2015-04-06 Listed $55,000 FORTMLS
• 1979-02-01 Sold (Public Records) $34,500 Public Records
• 1976-11-01 Sold (Public Records) $27,700 Public Records

Property tax history

-0.4%/yr

Latest (2025): $520 · -40.8% YoY. Source: county tax records.