9595 Hemingway Ln #4103 · Fort Myers, FL 33913

$239,900

2 bd · 2.0 ba · 1,234 sqft · Condo public records · 162 Days on market

Built 2006 $846/mo HOA · 19% 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

This spacious home has vaulted ceilings and a great room that has three slider doors that open to a tiled lanai. Unit is in a very quiet nature setting. New tile in livingroom, new carpet in bedrooms, new light fixtures throughout, new plumbing fixtures--and the entire unit has been recently professionally painted. Home has pantry, bar, recessed lighting, vaulted ceilings with ceiling fans and dual sinks in master bath. Screened and tiled balcony. Unit also includes carport and storage unit. 24 Hr guard-gated community. Fantastic landscaping with tropical trees and plants that are well maintained. Many amenities include walk/bike trail, clubhouse, numerous pools, fitness center, golf course, restaurant, sports bar. Close to shopping, entertainment 10 minutes to airport,

Key facts

• Large screened lanai
• Nature preserve view
• Updated kitchen

Tags

• UPDATED KITCHEN
• STYLISH QUARTZ COUNTER TOPS
• LARGE SCREENED LANAI
• NATURE PRESERVE VIEW
• REMODELED GOLF COURSE
• MULTIPLE SPARKLING POOLS

Property features AI

Finance

• Other: Community of approximately 1,699 units; Community features shopping and street lights; Lot is on a private, paved, privately maintained road at a dead end with automatic sprinklers
• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association with annual and quarterly fees; Association covers cable TV, insurance, internet, irrigation water, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course and putting green, tennis and pickleball courts, bocce court, restaurant, library, guest suites, sidewalks, private membership and management

Exterior

• Parking: Assigned covered parking; Detached 1-space carport; Guest parking; Paved parking; Common parking
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Irrigation from municipal and reclaimed water
• Home design: 2-story property; Entry level: 2; Resale property; Southeast exposure; Faces northwest; PUD
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Lanai / screened porch; Porch; Outdoor grill; Sprinkler / irrigation; Tennis courts (community)

Interior

• Kitchen: Refrigerator with icemaker; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker
• Bedrooms: Upper-level primary bedroom; Guest quarters
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump); Ceiling fans
• Interior features: Vaulted ceilings; Breakfast bar; Eat-in kitchen; Living/dining room; Dual sinks; Separate shower; Bathtub; Tub/shower combination; Walk-in closets; Window treatments; Cable TV available; High-speed internet available; Split bedroom floorplan; Partially furnished
• Laundry & utility: Washer; Dryer; Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 $4,500/mo this rent would consume 49% 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 162 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $240k implies a 50% gain — meaningful room to come down on a strong offer.

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 $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 4.4

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,146
• Equity at exit: $35,770

10-year hold

• IRR: 3.3%
• Equity multiple: 1.19×
• Total profit: $13,080
• Equity at exit: $20,742

Cash invested: $67,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $4,500 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$846
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $715

Break-even live

Break-even rent $3,595

Max offer price $239,900

Occupancy floor 79%

Sensitivity live

Price	-10% $851	-5% $783	+0% $715	+5% $647	+10% $579
Rent	-10% $359	-5% $537	+0% $715	+5% $893	+10% $1,071
Rate	-1.0pp $836	-0.5pp $776	base $715	+0.5pp $653	+1.0pp $590

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	0.08mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	0.09mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.09mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	0.21mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.31mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	0.35mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.48mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.56mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	0.60mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.61mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	0.63mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	0.71mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.81mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.81mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	0.96mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	1.02mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	1.09mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.14mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	1.14mi
9851 6 Mile Cypress Pkwy Fort Myers, FL	3.0	1.0–2.0	1040	$2,056	$1.98	2d	42	1.16mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	1.18mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	1.18mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	1.19mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	1.22mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	1.24mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	1.24mi
7922 Dani Dr Fort Myers, FL	1.0–3.0	1.0–2.0	981	$1,710	$1.74	2d	32	1.24mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	11d	1	1.24mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	1.31mi
8205 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1071	$1,399	$1.31	24d	1	1.31mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	24d	1	1.33mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	3d	1	1.33mi
8291 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,599	$1.41	12d	1	1.33mi
8293 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,300	$1.15	24d	1	1.33mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	1.36mi
8162 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,600	$1.41	24d	1	1.37mi
8165 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1184	$1,800	$1.52	15d	1	1.38mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	1.38mi
10032 Poppy Hill Dr Fort Myers, FL	2.0	2.5	1132	$1,425	$1.26	24d	1	1.40mi
8312 Bernwood Cove Loop #1007 Fort Myers, FL	2.0	2.0	932	$1,400	$1.50	24d	1	1.41mi

HOA detail condo

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

Listing history 7 events

1. 2025-12-19
   listed $239,900 Active
2. 2019-09-03
   soldstatus $159,800
3. 2013-06-11
   soldstatus $114,000
4. 2013-06-07
   soldstatus $114,000 780-char remark

   Show marketing remark (780 chars)

   This spacious home has vaulted ceilings and a great room that has three slider doors that open to a tiled lanai. Unit is in a very quiet nature setting. New tile in livingroom, new carpet in bedrooms, new light fixtures throughout, new plumbing fixtures--and the entire unit has been recently professionally painted. Home has pantry, bar, recessed lighting, vaulted ceilings with ceiling fans and dual sinks in master bath. Screened and tiled balcony. Unit also includes carport and storage unit. 24 Hr guard-gated community. Fantastic landscaping with tropical trees and plants that are well maintained. Many amenities include walk/bike trail, clubhouse, numerous pools, fitness center, golf course, restaurant, sports bar. Close to shopping, entertainment 10 minutes to airport,

5. 2013-05-11
   price $122,900 780-char remark

   Show marketing remark (780 chars)

   This spacious home has vaulted ceilings and a great room that has three slider doors that open to a tiled lanai. Unit is in a very quiet nature setting. New tile in livingroom, new carpet in bedrooms, new light fixtures throughout, new plumbing fixtures--and the entire unit has been recently professionally painted. Home has pantry, bar, recessed lighting, vaulted ceilings with ceiling fans and dual sinks in master bath. Screened and tiled balcony. Unit also includes carport and storage unit. 24 Hr guard-gated community. Fantastic landscaping with tropical trees and plants that are well maintained. Many amenities include walk/bike trail, clubhouse, numerous pools, fitness center, golf course, restaurant, sports bar. Close to shopping, entertainment 10 minutes to airport,

6. 2012-08-28
   price $104,900 745-char remark

   Show marketing remark (745 chars)

   Wonderful 2 Bedroom 2 Bathroom Condo in The Preserve at Colonial! Tiled Foyer. Vaulted Ceilings. Tiled Eat In Kitchen with all Appliances in Place, Pantry, Bar, Recess Lighting, and Dual Sinks. Laundry Closet with Washer and Dryer in Place. Carpeted Family Room with Sliders to the Screened Balcony. Tiled Full Bath with Tub Shower Combination. Bright Bedroom with Triple Windows. Carpeted Bedrooms. Tiled Master Bath with Dual Sinks, Large Tiled Shower and Water Closet. Walk In Closet. Storage Closet. 1 Carport Space. Gated Community with Guard. Wonderful Amenities including Bike and Jogging Path, Clubhouse, Community Pool, Community Room, Exercise Room, Golf Course, Library, Putting Green, Tennis etc! This is a Corporate Owned Property.

7. 2012-08-28
   soldstatus $101,500 745-char remark

   Show marketing remark (745 chars)

   Wonderful 2 Bedroom 2 Bathroom Condo in The Preserve at Colonial! Tiled Foyer. Vaulted Ceilings. Tiled Eat In Kitchen with all Appliances in Place, Pantry, Bar, Recess Lighting, and Dual Sinks. Laundry Closet with Washer and Dryer in Place. Carpeted Family Room with Sliders to the Screened Balcony. Tiled Full Bath with Tub Shower Combination. Bright Bedroom with Triple Windows. Carpeted Bedrooms. Tiled Master Bath with Dual Sinks, Large Tiled Shower and Water Closet. Walk In Closet. Storage Closet. 1 Carport Space. Gated Community with Guard. Wonderful Amenities including Bike and Jogging Path, Clubhouse, Community Pool, Community Room, Exercise Room, Golf Course, Library, Putting Green, Tennis etc! This is a Corporate Owned Property.

ⓘ 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: $2,516 · $210/mo
• Projected year-2 tax: $2,516 · $210/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: $54,003
• − Mortgage interest: −$13,438
• − Property taxes: −$2,516
• − Insurance: −$6,318
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$10,152
• − Depreciation: −$6,979
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $7,149/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

+128.7% since first listed

7 events — show timeline

• 2025-12-19 Listed $239,900 FORTMLS
• 2019-09-03 Sold (Public Records) $159,800 Public Records
• 2013-06-11 Sold (Public Records) $114,000 Public Records
• 2013-06-07 Sold (MLS) $114,000 FORTMLS
• 2013-05-11 Price Changed $122,900 FORTMLS
• 2012-08-28 Sold (MLS) $101,500 FORTMLS
• 2012-08-28 Price Changed $104,900 FORTMLS

Property tax history

+1.9%/yr

Latest (2025): $2,516 · +2.2% YoY. Source: county tax records.