6300 S Pointe Blvd #312 · Cypress Lake, FL 33919

$119,000

2 bd · 1.0 ba · 812 sqft · Condo public records · 369 Days on market

Built 1979 $390/mo HOA · 23% of rent

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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).

• Cash flow +19.5/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully decorated turnkey condo in South Pointe Villas. Plantation shutters in bedrooms and kitchen! New flooring, new hot water heater, new washer/dryer, fresh paint!Prime location convenient to beaches, dining, shopping, medical. Perfect for year round or seasonal residents! Immaculate grounds, Crystal clear community pool. This unit has it all!

Key facts

• Community pool
• Community clubhouse
• New roof

Tags

• SCREENED IN LANAI
• NEW ROOF
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO DINING

Property features AI

Finance

• Other: Community pool
• Financial info: Land lease expiration date: 2026-03-31; Pets allowed: call / conditional
• HOA & community: Homeowners association (monthly fee); Monthly association fee of $390 (includes association management, insurance, internet, legal/accounting, grounds maintenance, pest control, street lights, trash); Community amenities: clubhouse, pool, barbecue/picnic area, management; Non-gated community with 45 units in the community

Exterior

• Parking: Attached carport (1 covered space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Single-story; Entry level: 1; Resale property; Faces west; Exposures to the east
• Construction: Block, concrete and stucco construction; Shingle roof; Built as a 1-story structure
• Exterior features: Lanai / screened porch; Patio; Porch; Courtyard; Sprinkler/irrigation (automatic); Zero lot line

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer
• Bedrooms: Screened porch (listed as a room type)
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Living/dining room layout; Split bedroom floorplan; Walk-in closet(s); Separate shower (shower only); Window coverings / treatments
• Laundry & utility: Washer; Dryer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $68 ($816/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools A+, cost of living A+, housing 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.
• Market conditions: Rents falling (-7.8%/yr); 619 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 369 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 9054% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $119k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• 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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-19,573
• Equity at exit: $17,743

10-year hold

• IRR: -21.5%
• Equity multiple: 0.12×
• Total profit: $-29,271
• Equity at exit: $10,289

Cash invested: $33,320 (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 33919

• Rents YoY: -7.8%
• Active inventory: 619
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$624
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$390
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $68

Break-even live

Break-even rent $1,591

Max offer price $119,000

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $102	+0% $68	+5% $34	+10% $1
Rent	-10% $-64	-5% $2	+0% $68	+5% $134	+10% $201
Rate	-1.0pp $128	-0.5pp $98	base $68	+0.5pp $37	+1.0pp $6

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 S Pointe Blvd Fort Myers, FL	2.0	2.0	884	$1,500	$1.70	4d	1	0.01mi
6124 Principia Dr #2 Fort Myers, FL	3.0	1.0	897	$1,400	$1.56	17d	1	0.13mi
6182 Principia Dr #4 Fort Myers, FL	3.0	1.0	897	$1,345	$1.50	24d	1	0.20mi
9313 Lennex Ln Fort Myers, FL	2.0	2.0	808	$1,550	$1.92	24d	1	0.21mi
9261 Central Park Dr #206 Fort Myers, FL	2.0	2.0	808	$1,450	$1.79	22d	1	0.32mi
9391 Lennex Ln Fort Myers, FL	2.0	2.0	888	$2,500	$2.82	24d	1	0.35mi
6671 Fiesta Way Fort Myers, FL	3.0	2.0	1038	$2,300	$2.22	17d	1	0.46mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,838	$1.56	4d	22	0.49mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,638	$1.39	24d	1	0.49mi
6617 Warwick Cir Fort Myers, FL	2.0	1.0	817	$1,350	$1.65	24d	1	0.55mi
13661 Julias Way #1323 Fort Myers, FL	2.0	2.0	1125	$1,545	$1.37	24d	1	0.58mi
8910 College Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	1076	$1,986	$1.85	3d	18	0.58mi
8396 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	24d	1	0.64mi
6725 Winkler Rd Unit C203 Fort Myers, FL	2.0	2.0	1083	$1,700	$1.57	24d	1	0.65mi
6753a Lake McGregor Cir Unit 1 Fort Myers, FL	2.0	2.0	846	$1,425	$1.68	24d	1	0.65mi
8384 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	17d	1	0.66mi
8384 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	4d	1	0.66mi
9025 Colby Dr Fort Myers, FL	2.0	1.0–2.0	971	$2,700	$2.78	24d	2	0.67mi
9000 Colby Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1078	$1,896	$1.76	24d	9	0.68mi
9055 Colby Dr #2221 Fort Myers, FL	2.0	2.0	1025	$1,599	$1.56	4d	1	0.69mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$2,748	$2.44	20d	2	0.75mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$2,748	$2.44	24d	2	0.75mi
12515 McGregor Blvd #104 Fort Myers, FL	1.0	1.0	701	$1,600	$2.28	24d	1	0.75mi
6815 Sandtrap Dr #117 Fort Myers, FL	2.0	2.0	1023	$1,700	$1.66	4d	1	0.76mi
12501 McGregor Blvd Fort Myers, FL	2.0	2.0	1083	$1,948	$1.80	24d	2	0.79mi
12501 McGregor Blvd #23 Fort Myers, FL	2.0	2.0	1080	$1,395	$1.29	3d	1	0.79mi
1316 Sandtrap Dr Fort Myers, FL	2.0	2.0	1120	$1,550	$1.38	24d	1	0.80mi
12491 McGregor Blvd Unit 1546160P Fort Myers, FL	2.0	2.0	1076	$2,029	$1.89	17d	1	0.80mi
12471 McGregor Blvd #10 Fort Myers, FL	2.0	2.0	1111	$1,350	$1.22	24d	1	0.81mi
4612 Flagship Dr Fort Myers, FL	2.0	2.0	1340	$2,625	$1.96	24d	2	0.81mi
13351 Greengate Blvd #417 Fort Myers, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.82mi
13331 Greengate Blvd Unit 527 Fort Myers, FL	2.0	2.0	1100	$1,550	$1.41	4d	1	0.83mi
5959 Winkler Rd #103 Fort Myers, FL	2.0	2.0	1084	$1,650	$1.52	24d	1	0.90mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	24d	3	0.92mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	20d	3	0.92mi
5820 Algiers St Fort Myers, FL	3.0	3.0	935	$1,899	$2.03	24d	1	0.93mi
9601 Bay Harbor Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1234	$1,685	$1.37	3d	18	0.97mi
6777 Winkler Rd #174 Fort Myers, FL	2.0	1.0	972	$1,395	$1.44	15d	1	1.02mi
6777 Winkler Rd #168 Fort Myers, FL	1.0	1.0	679	$1,200	$1.77	4d	1	1.03mi
8270 Pathfinder Loop Fort Myers, FL	2.0	2.0	1121	$4,000	$3.57	24d	2	1.03mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-17
   days on market $119,000 Active 369 DOM
2. 2026-06-16
   days on market $119,000 Active 368 DOM
3. 2026-06-16
   days on market $119,000 Active 367 DOM
4. 2026-06-13
   days on market $119,000 Active 365 DOM
5. 2026-06-09
   days on market $119,000 Active 361 DOM
6. 2026-06-07
   days on market $119,000 Active 359 DOM
7. 2026-06-02
   days on market $119,000 Active 354 DOM
8. 2026-06-01
   days on market $119,000 Active 353 DOM
9. 2026-06-01
   days on market $119,000 Active 352 DOM
10. 2026-05-25
    listed $1,300
11. 2026-05-17
    historical $1,400
12. 2026-04-09
    listed $1,400
13. 2026-04-09
    historical $1,400
14. 2026-04-09
    listed $1,400
15. 2026-03-11
    price $124,900
16. 2026-02-01
    price $125,000
17. 2025-12-05
    price $139,500
18. 2025-12-01
    price $140,000
19. 2025-06-13
    listed $150,000 Active
20. 2025-05-31
    historical
21. 2025-02-01
    historical $1,450
22. 2025-01-25
    listed $1,450
23. 2024-12-12
    price $150,000
24. 2024-12-06
    price $159,500
25. 2024-12-06
    price $168,000
26. 2024-12-06
    price $145,000
27. 2024-09-01
    listed $168,000 Active
28. 2013-09-18
    soldstatus $65,000
29. 2013-09-10
    soldstatus $65,000 352-char remark

    Show marketing remark (352 chars)

    Tastefully decorated turnkey condo in South Pointe Villas. Plantation shutters in bedrooms and kitchen! New flooring, new hot water heater, new washer/dryer, fresh paint!Prime location convenient to beaches, dining, shopping, medical. Perfect for year round or seasonal residents! Immaculate grounds, Crystal clear community pool. This unit has it all!

30. 2013-08-22
    price $69,900 352-char remark

    Show marketing remark (352 chars)

    Tastefully decorated turnkey condo in South Pointe Villas. Plantation shutters in bedrooms and kitchen! New flooring, new hot water heater, new washer/dryer, fresh paint!Prime location convenient to beaches, dining, shopping, medical. Perfect for year round or seasonal residents! Immaculate grounds, Crystal clear community pool. This unit has it all!

31. 2010-02-04
    soldstatus $53,500
32. 2010-02-03
    soldstatus $53,500
33. 1997-12-04
    soldstatus $47,000
34. 1996-02-13
    soldstatus $35,000

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $20,124
• − Mortgage interest: −$6,666
• − Property taxes: −$1,521
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$4,680
• − Depreciation: −$3,462
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,012/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 — 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 · 788,662 people
• City population: 30,300
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,412
• Household income: $80,451
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 762.0

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 (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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-96.3% since first listed

25 events — show timeline

• 2026-05-25 Listed for Rent $1,300 FORTMLS
• 2026-05-17 Rental Removed $1,400 FORTMLS
• 2026-04-09 Listed for Rent $1,400 FORTMLS
• 2026-04-09 Rental Removed $1,400 FGCMLS
• 2026-04-09 Listed for Rent $1,400 FGCMLS
• 2026-03-11 Price Changed $124,900 FORTMLS
• 2026-02-01 Price Changed $125,000 FORTMLS
• 2025-12-05 Price Changed $139,500 FORTMLS
• 2025-12-01 Price Changed $140,000 FORTMLS
• 2025-06-13 Listed $150,000 FORTMLS
• 2025-05-31 Listing Removed — FORTMLS
• 2025-02-01 Rental Removed $1,450 NAPLESMLS
• 2025-01-25 Listed for Rent $1,450 NAPLESMLS
• 2024-12-12 Price Changed $150,000 FORTMLS
• 2024-12-06 Price Changed $159,500 FORTMLS
• 2024-12-06 Price Changed $168,000 FORTMLS
• 2024-12-06 Price Changed $145,000 FORTMLS
• 2024-09-01 Listed $168,000 FORTMLS
• 2013-09-18 Sold (Public Records) $65,000 Public Records
• 2013-09-10 Sold (MLS) $65,000 FORTMLS
• 2013-08-22 Price Changed $69,900 FORTMLS
• 2010-02-04 Sold (Public Records) $53,500 Public Records
• 2010-02-03 Sold (MLS) $53,500 FORTMLS
• 1997-12-04 Sold (Public Records) $47,000 Public Records
• 1996-02-13 Sold (Public Records) $35,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,521 · +0.0% YoY. Source: county tax records.