11528 Woodmount Ln · Estero, FL 33928

$608,000

4 bd · 3.0 ba · 2,445 sqft · SingleFamily public records · 36 Days on market

Built 2001 7,819 sqft lot Est $533k · 14% over $235/mo HOA · 4% of rent ↓ 3% since listing

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 4-bedroom, 2.5-bath pool home with a 3-car garage located in the desirable Golf Course community of Stoneybrook. This spacious home features brand-new kitchen, hurricane impact windows throughout, a new roof (2024), and a new AC system (2025). Flooring includes tile, laminate, and wood throughout the home. The thoughtfully designed floor plan offers comfortable living and entertaining spaces, while the kitchen includes a reverse osmosis system for added convenience. Residents enjoy resort-style amenities including basketball courts, bocce courts, community pool and spa, exercise room, fishing pier, pickleball, tennis courts, volleyball, and much more. An exceptional o

Key facts

• 7,819 sq ft lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Property located in the Stoneybrook development (gated, golf course community); Zoning: RPD; Lot is regular and deeded; Irrigation using reclaimed water; Lot dimensions reported by Property Appraiser Office
• HOA & community: Mandatory HOA; Quarterly master HOA fee; Master HOA fee listed (quarterly): $706; Total annual recurring HOA fees: $2,824; Total one-time fees: $2,322; Professional management; HOA maintenance covers cable, internet/Wi-Fi, legal/accounting, and recreation facilities; Community amenities include clubhouse, community pool and spa, exercise room, tennis, pickleball, bocce, basketball, volleyball, golf course, fishing pier, library, bike/jog path, playground, sidewalks and streetlights

Exterior

• Parking: Attached 3-car garage; Driveway (paved) with space for 2+ vehicles
• Security: Gated community with guard at gate and patrolled security
• Utilities: Central water with partial reverse osmosis; Central sewer; Cable available
• Home design: Single family residential; 2-story home; Rear exposure facing south; Stucco exterior
• Construction: Concrete block construction; Shingle roof; Built in 2001
• Exterior features: Sprinkler system (automatic); Screened, below-ground concrete private pool with equipment staying; Impact resistant windows; Gated community with guard at gate and security patrol

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator/ice maker; Disposal; Pantry
• Bedrooms: 4 bedrooms; Master bedroom located upstairs
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar, formal dining and dining in living area; Family room; Screened lanai/porch; Unfurnished; 2-story floor plan
• Laundry & utility: Washer and dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $608k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $608k).
• Recommended offer: $590k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.4% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents soft (-1.4%/yr); 668 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $6,143/mo this rent would consume 72% of the median local household income ($103k/yr) (locally 606% 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 $4k of loan paydown is wiped out by about $18k 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 36 days — a 3% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $589,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $533,010
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11451 Pembrook Run	0.38mi	4/3.0	2,528 (+3%)	1mo	$550,000	$218	76
21661 Windham Run	0.36mi	5/3.0 (+1)	2,704 (+11%)	23mo	$570,000	$211	41

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-63,885
• Equity at exit: $90,655

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-57,462
• Equity at exit: $52,569

Cash invested: $170,240 (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 33928

• Rents YoY: -1.4%
• Active inventory: 668
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,143 high
• Mortgage (P&I): −$3,188
• Tax from tax record: −$349 /mo · $4,193/yr
• Insurance: −$253
• HOA: −$235
• Vacancy / Maint / Mgmt: −$1,290
• Net cashflow: $827

Break-even live

Break-even rent $5,096

Max offer price $608,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,171	-5% $999	+0% $827	+5% $655	+10% $483
Rent	-10% $341	-5% $584	+0% $827	+5% $1,069	+10% $1,312
Rate	-1.0pp $1,133	-0.5pp $981	base $827	+0.5pp $669	+1.0pp $509

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: $152,000
• Closing costs: $18,240
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11533 Woodmount Ln Estero, FL	5.0	3.0	2664	$6,500	$2.44	24d	1	0.03mi
21489 Sheridan Run Estero, FL	3.0	2.0	1645	$10,000	$6.08	24d	1	0.42mi
21565 Windham Run Estero, FL	3.0	2.0	1947	$3,000	$1.54	24d	1	0.51mi
21301 S Branch Blvd Estero, FL	1.0–3.0	1.0–2.0	1510	$4,670	$3.09	2d	12	1.00mi
20271 Calice Ct #2304 Estero, FL	3.0	2.0	2009	$10,500	$5.23	24d	1	1.14mi
20240 Burnside Pl #1603 Estero, FL	3.0	2.5	1656	$5,995	$3.62	24d	1	1.21mi
20187 Buttermere Ct Estero, FL	3.0	3.0	2490	$10,995	$4.42	24d	1	1.35mi
9923 Springlake Cir Estero, FL	4.0	2.5	2541	$3,350	$1.32	24d	1	1.35mi
20150 Seagrove St #2701 Estero, FL	3.0	2.5	1856	$2,895	$1.56	16d	1	1.38mi
10257 South Silver Palm Dr Estero, FL	5.0	3.0	2918	$3,500	$1.20	24d	1	1.38mi

HOA detail

• Monthly dues: $235 · $2,820/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-17
   days on market $608,000 Active 36 DOM
2. 2026-06-16
   days on market $608,000 Active 35 DOM
3. 2026-06-15
   days on market $608,000 Active 34 DOM
4. 2026-06-13
   days on market $608,000 Active 32 DOM
5. 2026-06-10
   days on market $608,000 Active 29 DOM
6. 2026-06-09
   days on market $608,000 Active 28 DOM
7. 2026-06-08
   days on market $608,000 Active 27 DOM
8. 2026-06-07
   days on market $608,000 Active 26 DOM
9. 2026-06-03
   days on market $608,000 Active 22 DOM
10. 2026-06-02
    days on market $608,000 Active 21 DOM
11. 2026-06-01
    days on market $608,000 Active 20 DOM
12. 2026-05-31
    days on market $608,000 Active 19 DOM
13. 2026-05-12
    listed $608,000 Active
14. 2026-04-11
    price $599,000
15. 2026-03-03
    price $575,000
16. 2026-01-06
    price $599,900
17. 2025-10-31
    listed $625,000 Active

ⓘ 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: $4,193 · $349/mo
• Projected year-2 tax: $5,046 · $421/mo
• Expected delta: +$853/yr (+$71/mo · 20.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,715
• − Mortgage interest: −$34,057
• − Property taxes: −$4,193
• − Insurance: −$3,040
• − Repairs & maintenance: −$5,897
• − Management: −$5,897
• − HOA: −$2,820
• − Depreciation: −$17,687
• Taxable income: $123
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $9,891/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

-2.7% since first listed

5 events — show timeline

• 2026-05-12 Listed $608,000 NAPLESMLS
• 2026-04-11 Price Changed $599,000 BEARMLS
• 2026-03-03 Price Changed $575,000 BEARMLS
• 2026-01-06 Price Changed $599,900 BEARMLS
• 2025-10-31 Listed $625,000 BEARMLS

Property tax history

+1.5%/yr

Latest (2025): $4,193 · +2.9% YoY. Source: county tax records.