11600 Golden Oak Ter · Fort Myers, FL 33913

$419,000

2 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 144 Days on market

Built 2017 6,499 sqft lot Est $562k · 25% under $564/mo HOA · 12% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• 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

Experience resort-style living every day in this furnished single-family home within a 5-star like community. Residents enjoy pool, clubhouse, pickleball and tennis courts, fitness center, numerous exercise classes and complimentary coffee room while the home itself features a spacious open floor plan with 2 bedrooms, 2 baths and a flex room. Large kitchen has granite countertops and walk-in pantry. Experience the outdoors on your own screened-in lanai or front porch. Conveniently located in this quiet community off the Treeline corridor with close access to RSW Airport, 2 Spring training ballparks and numerous shopping and dining. Wifi is included in maintenance fees.

Key facts

• Fitness center
• Clubhouse
• Pickleball

Tags

• POOL
• CLUBHOUSE
• PICKLEBALL
• TENNIS COURTS
• FITNESS CENTER
• SCREENED IN LANAI

Property features AI

Finance

• Financial info: Pets allowed (conditional) — maximum 2
• HOA & community: Homeowners association (monthly fee); Association fee includes: association management, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, street lights, security; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball, bocce court, library, media room, hobby room, restaurant, sidewalks; Community is gated with street lights; Community size: 837 units

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; Covered parking for 2 vehicles
• Security: Gated community with guard; Security gate; Security guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities; Municipal irrigation source
• Home design: Single-story; Entry level 1; East-facing; Has view; Resale property; Waterfront on a lake; Exposed to the west
• Construction: Built with block, concrete, and stucco; Tile roof
• Exterior features: Sprinkler/irrigation system (automatic); Patio; Room for pool; Shutters (manual); Lanai (open, screened); Porch; Open patio/porch; Community pool; Pond on lot; Rectangular lot; Private paved road frontage; Private maintained road

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator with ice maker; Disposal; Pantry; Breakfast bar
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Separate/formal dining room; Entrance foyer; High ceilings; Main level primary bedroom; Pantry; Dual sinks; Separate shower (shower only); Cable TV; Walk-in closets; Window treatments; High speed internet; Split bedrooms; Single-hung windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $369k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 $4,879/mo this rent would consume 53% 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 $3k of loan paydown is wiped out by about $13k 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 144 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask is 16331% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $260k; list at $419k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $561,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11543 Golden Oak Ter	0.13mi	2/2.0	1,917 (+1%)	1mo	$400,000	$209	92
11897 Clifton Ter	0.41mi	3/2.0 (+1)	1,862 (-2%)	4mo	$550,000	$295	68
11331 Merriweather Ct	0.72mi	3/2.0 (+1)	1,912 (+0%)	0mo	$680,000	$356	60
11884 Bourke Pl	0.34mi	3/2.0 (+1)	2,107 (+11%)	15mo	$615,000	$292	49
11277 Callaway Greens Dr	0.53mi	3/2.0 (+1)	1,660 (-13%)	3mo	$490,000	$295	47
11872 Bourke Pl	0.32mi	3/2.0 (+1)	2,107 (+11%)	22mo	$670,000	$318	44
12232 Sussex St	0.69mi	3/2.0 (+1)	2,107 (+11%)	15mo	$575,000	$273	32

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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.45×
• Total profit: $-64,972
• Equity at exit: $62,474

10-year hold

• IRR: -14.7%
• Equity multiple: 0.28×
• Total profit: $-84,153
• Equity at exit: $36,227

Cash invested: $117,320 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,879 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$684 /mo · $8,202/yr
• Insurance: −$175
• HOA: −$564
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $235

Break-even live

Break-even rent $4,581

Max offer price $419,000

Occupancy floor 90%

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	0.58mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	14d	1	0.61mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.70mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	23d	1	0.71mi
12090 Summergate Cir #101 Fort Myers, FL	3.0	2.0	1231	$1,825	$1.48	23d	1	0.75mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	23d	1	0.77mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	23d	1	0.77mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	0.85mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	23d	1	0.89mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	3d	1	0.90mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	23d	1	0.93mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	0.93mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	23d	1	0.94mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	14d	1	0.94mi
11530 Villa Grand Fort Myers, FL	3.0	2.0	1336	$1,750	$1.31	3d	1	0.96mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	0.96mi
12062 Via Lighthouse Ln Fort Myers, FL	3.0	2.5	1879	$1,995	$1.06	3d	1	1.00mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	1.02mi
11571 Villa Grand #617 Fort Myers, FL	3.0	2.0	1336	$2,200	$1.65	16d	1	1.02mi
12021 Brassie Cir #201 Fort Myers, FL	3.0	2.0	2343	$2,700	$1.15	3d	1	1.03mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	1.04mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	23d	1	1.04mi
12096 Ledgewood Cir Fort Myers, FL	3.0	2.0	1798	$2,850	$1.59	23d	1	1.04mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.09mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.09mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	1.10mi
11801 Pine Timber Ln Fort Myers, FL	3.0	2.5	2508	$8,000	$3.19	23d	1	1.13mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.16mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	23d	1	1.17mi
12300 Professional Park Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1058	$1,945	$1.84	23d	25	1.19mi
10271 Glastonbury Cir #102 Fort Myers, FL	2.0	2.0	1550	$4,500	$2.90	23d	1	1.24mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	23d	1	1.27mi
12525 Astor Pl Unit 1049698P Fort Myers, FL	3.0	2.0	2174	$6,065	$2.79	14d	1	1.29mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$2,606	$1.97	3d	23	1.35mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	23d	1	1.36mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	19d	1	1.36mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	3d	1	1.38mi
12482 Kentwood Ave Fort Myers, FL	3.0	2.5	2251	$4,900	$2.18	19d	1	1.38mi
11170 Lakeland Cir Fort Myers, FL	3.0	2.0	1571	$1,975	$1.26	14d	1	1.42mi
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	23d	1	1.42mi

HOA detail

• Monthly dues: $564 · $6,768/yr
• Likely covers: internetpoolgym

Listing history 40 events

1. 2026-06-17
   days on market $419,000 Active 144 DOM
2. 2026-06-16
   days on market $419,000 Active 143 DOM
3. 2026-06-15
   days on market $419,000 Active 142 DOM
4. 2026-06-13
   days on market $419,000 Active 140 DOM
5. 2026-06-10
   days on market $419,000 Active 137 DOM
6. 2026-06-09
   days on market $419,000 Active 136 DOM
7. 2026-06-07
   days on market $419,000 Active 134 DOM
8. 2026-06-02
   days on market $419,000 Active 129 DOM
9. 2026-06-01
   days on market $419,000 Active 128 DOM
10. 2026-06-01
    days on market $419,000 Active 127 DOM
11. 2026-05-24
    price $419,000
12. 2026-04-30
    price $2,450
13. 2026-04-16
    price $424,900
14. 2026-04-08
    listed $2,550
15. 2026-04-07
    price $429,000
16. 2026-03-21
    price $434,000
17. 2026-01-24
    listed $438,500 Active
18. 2025-04-27
    historical
19. 2025-04-06
    price $448,900
20. 2025-03-27
    listed $457,900 Active
21. 2025-03-21
    historical
22. 2025-02-28
    price $457,900
23. 2025-02-28
    price $458,000
24. 2025-02-14
    price $469,000
25. 2025-01-24
    price $474,500
26. 2024-11-12
    price $479,000
27. 2024-09-18
    listed $489,000 Active
28. 2019-04-03
    soldstatus $260,000
29. 2019-03-29
    soldstatus $260,000 Sold
30. 2019-02-18
    status Pending
31. 2019-02-09
    status Pending With Contingencies
32. 2019-01-05
    price $269,900
33. 2018-12-13
    price $279,900
34. 2018-12-08
    listed $299,000 Active
35. 2018-03-28
    soldstatus $270,000
36. 2018-03-27
    soldstatus $270,000 Sold
37. 2018-01-29
    status Pending With Contingencies
38. 2018-01-04
    listed $284,000 Active
39. 2017-10-20
    soldstatus $275,496 Sold
40. 2017-08-21
    listed $260,497 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: $8,202 · $684/mo
• Projected year-2 tax: $8,202 · $684/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $58,552
• − Mortgage interest: −$23,471
• − Property taxes: −$8,202
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,684
• − Management: −$4,684
• − HOA: −$6,768
• − Depreciation: −$12,189
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $3,673/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

+60.8% since first listed

30 events — show timeline

• 2026-05-24 Price Changed $419,000 FORTMLS
• 2026-04-30 Price Changed $2,450 NAPLESMLS
• 2026-04-16 Price Changed $424,900 FORTMLS
• 2026-04-08 Listed for Rent $2,550 NAPLESMLS
• 2026-04-07 Price Changed $429,000 FORTMLS
• 2026-03-21 Price Changed $434,000 FORTMLS
• 2026-01-24 Listed $438,500 FORTMLS
• 2025-04-27 Listing Removed — FORTMLS
• 2025-04-06 Price Changed $448,900 FORTMLS
• 2025-03-27 Listed $457,900 FORTMLS
• 2025-03-21 Listing Removed — FORTMLS
• 2025-02-28 Price Changed $457,900 FORTMLS
• 2025-02-28 Price Changed $458,000 FORTMLS
• 2025-02-14 Price Changed $469,000 FORTMLS
• 2025-01-24 Price Changed $474,500 FORTMLS
• 2024-11-12 Price Changed $479,000 FORTMLS
• 2024-09-18 Listed $489,000 FORTMLS
• 2019-04-03 Sold (Public Records) $260,000 Public Records
• 2019-03-29 Sold (MLS) $260,000 FORTMLS
• 2019-02-18 Pending — FORTMLS
• 2019-02-09 Pending — FORTMLS
• 2019-01-05 Price Changed $269,900 FORTMLS
• 2018-12-13 Price Changed $279,900 FORTMLS
• 2018-12-08 Listed $299,000 FORTMLS
• 2018-03-28 Sold (Public Records) $270,000 Public Records
• 2018-03-27 Sold (MLS) $270,000 NAPLESMLS
• 2018-01-29 Pending — NAPLESMLS
• 2018-01-04 Listed $284,000 NAPLESMLS
• 2017-10-20 Sold (MLS) $275,496 NAPLESMLS
• 2017-08-21 Listed $260,497 NAPLESMLS

Property tax history

+21.2%/yr

Latest (2025): $8,202 · +54.3% YoY. Source: county tax records.