Is 8162 Country Rd #201 in Cypress Lake, FL a good investment?

CashFlowRE grades it C with a 6.8% cap rate and $-391/mo modeled cash flow at a $89,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 8162 Country Rd #201?

The modeled cap rate is 6.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,236/month, from CashFlowRE's rent model.

C Composite 56.68

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 +15.4/30.0
ARV discount +15.0/15.0
1% rule +8.7/10.0
DSCR +4.7/10.0
Schools +4.7/10.0
Livability +3.8/5.0
Condition / age +3.8/5.0
Rent growth +0.5/5.0
Appreciation +0.0/10.0

$89,900

8162 Country Rd #201 · Cypress Lake, FL 33919

1 bd · 1.0 ba · 512 sqft · Condo · 196 Days on market

Built 1980 Good condition $176/sqft · 25% below area Est $120k · 25% under $320/mo HOA · 26% of rent ↓ 9% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

$10,000 price reduction! Top Floor Corner condo with extra windows. This 1 BR/ 1 BATH condo is ready to move in. Tile flooring. Updated kitchen and bath. Lanai overlooking the trees. Partially furnished. Only 15 minutes to Ft Myers Beach or Sanibel. Community has pool, tennis and boat storage. Low Condo fees. Convenient location makes this the perfect 2nd home and is ready for this season.

Key facts

Community has tennis
Updated kitchen
Top floor corner

What this means for you Summary

Snapshot

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

Deal economics

At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $33k (63.0% below list).
Meets the 1% rule at list price ($1k rent vs $90k).
Recommended offer: $33k (63.0% below list) — sets the bar for cash-flow.
Cap rate 6.8% 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: cost of living A+, housing A+, health & safety 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.
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 (-7.8%/yr); 817 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 196 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Watch-outs: flood insurance adds $427/mo; HOA is 26% of rent.
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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,259 (63.0% below list)

Questions for the listing agent

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?
It's been on market 196 days. Have you received any prior offers? Is the seller open to a 63% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 1.37% ✓
Cap rate: 6.76%
Cash-on-cash: 1.67%
DSCR: 1.07
GRM: 6.1

CMA / ARV

ARV (median comp): $120,044
List price: $89,900
Delta: -25.11%
Verdict: UNDERPRICED
Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8162 Country Rd #101	0.00mi	1/1.0	512 (0%)	50mo	$159,900	$312	80
8135 Country Rd #202	0.10mi	1/1.0	512 (0%)	31mo	$125,000	$244	75
8135 Country Rd #205	0.10mi	1/1.0	512 (0%)	41mo	$135,750	$265	75
8109 Country Rd #201	0.16mi	1/1.0	511 (-0%)	52mo	$198,000	$387	72
8093 Country Rd #201	0.18mi	1/1.0	512 (0%)	31mo	$125,000	$244	72
8093 Country Rd #101	0.18mi	1/1.0	512 (0%)	50mo	$115,000	$225	72
8156 Country Rd #206	0.03mi	1/1.0	488 (-5%)	29mo	$110,000	$225	71
8061 Country Rd #105	0.20mi	1/1.0	512 (0%)	35mo	$132,500	$259	70
8148 Country Rd #106	0.06mi	1/1.0	562 (+10%)	45mo	$65,000	$116	61
8127 Country Rd #203	0.13mi	1/1.0	562 (+10%)	43mo	$145,000	$258	58
8109 Country Rd #202	0.16mi	1/1.0	562 (+10%)	39mo	$124,000	$221	56
6300 S Pointe Blvd #316	2.14mi	1/1.0	644 (+26%)	6mo	$103,000	$160	35

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: -65.2%
Equity multiple: -0.69×
Total profit: $-42,643
Equity at exit: $13,404

10-year hold

IRR: —
Equity multiple: -2.23×
Total profit: $-81,293
Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33919

Rents YoY: -7.8%
Active inventory: 817
Price-to-rent: 6.1×

Monthly cashflow live

Estimated rent: $1,236 high interval (Pro) →
Mortgage (P&I): −$471
Tax est. 1.5%: −$112 /mo · $1,348/yr
Insurance: −$37
Flood insurance flood zone: −$427 /mo · $5,118/yr
HOA: −$320
Lot rent: −$0
Vacancy / Maint / Mgmt: −$260
Net cashflow: $-391

Break-even live

Break-even rent $1,731

Max offer price $33,259

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-360	+0% $-391	+5% $-422	+10% $-454
Rent	-10% $-489	-5% $-440	+0% $-391	+5% $-343	+10% $-294
Rate	-1.0pp $-346	-0.5pp $-369	base $-391	+0.5pp $-415	+1.0pp $-438

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: $22,475
Closing costs: $2,697
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8162 Country Rd #205 Fort Myers, FL	1.0	1.0	512	$1,100	$2.15	119d	1	0.04mi
8148 Country Rd #101 Fort Myers, FL	1.0	1.0	562	$1,275	$2.27	115d	1	0.09mi
8127 Country Rd #203 Fort Myers, FL	1.0	1.0	562	$1,150	$2.05	9d	1	0.16mi
7961 Gladiolus Dr Fort Myers, FL	2.0	1.0	700	$1,200	$1.71	0d	5	0.29mi
15105 Pine Meadows Dr Fort Myers, FL	2.0	1.0	720	$1,074	$1.49	0d	5	1.07mi
1518 Edgewater Cir Unit 1 Fort Myers, FL	1.0	1.0	718	$1,100	$1.53	9d	1	1.08mi
6777 Winkler Rd #168 Fort Myers, FL	1.0	1.0	679	$1,200	$1.77	98d	1	1.16mi

Property features AI

Finance

Financial info: Pets allowed on a conditional basis (call for details)
HOA & community: Monthly association fee: $320Association covers management, insurance, laundry and grounds maintenanceCommunity amenities include pool, RV/boat storage, tennis courts and on-site managementNon-gated community156 units in the community

Exterior

Parking: Assigned parking (one space)
Utilities: Cable availablePublic sewerPublic water
Home design: Single-storyEntry level: 2Resale property
Construction: Block, concrete and stucco constructionShingle roof
Exterior features: LanaiPorchScreened patio/porchCommunity poolRectangular lotPaved roadNorthwest exposureSoutheast-facing entry

Interior

Kitchen: MicrowaveRangeRefrigerator
Flooring: Tile
Bathrooms: 1 full bathroom
Heating & cooling: Wall furnace heatingWall unit cooling
Interior features: Screened porchGreat roomEat-in kitchenShower only with separate showerTub showerWindow treatmentsSingle-hung windowsWindow coveringsPartially furnished

HOA detail $320/mo · $3,840/yr condo

Likely covers: pool
Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

2026-08-28

days on market $89,900 Active 196 DOM
2026-08-26

days on market $89,900 Active 194 DOM
2026-08-24

days on market $89,900 Active 192 DOM
2026-08-23

days on market $89,900 Active 191 DOM
2026-08-21

days on market $89,900 Active 189 DOM
2026-08-20

days on market $89,900 Active 188 DOM
2026-08-19

days on market $89,900 Active 187 DOM
2026-08-18

remarks 392-char remark
2026-08-18

price $89,900 Active 186 DOM
2026-08-18

days on market $99,900 Active 186 DOM
2026-08-16

days on market $99,900 Active 184 DOM
2026-08-15

days on market $99,900 Active 183 DOM
2026-08-13

days on market $99,900 Active 181 DOM
2026-08-11

days on market $99,900 Active 179 DOM
2026-08-10

days on market $99,900 Active 178 DOM
2026-08-09

days on market $99,900 Active 177 DOM
2026-08-07

days on market $99,900 Active 175 DOM
2026-08-06

days on market $99,900 Active 174 DOM
2026-08-05

days on market $99,900 Active 173 DOM
2026-08-04

days on market $99,900 Active 172 DOM
2026-07-30

days on market $99,900 Active 166 DOM
2026-07-28

days on market $99,900 Active 165 DOM
2026-07-26

days on market $99,900 Active 163 DOM
2026-07-24

days on market $99,900 Active 161 DOM
2026-07-23

days on market $99,900 Active 160 DOM
2026-07-22

days on market $99,900 Active 159 DOM
2026-07-21

days on market $99,900 Active 158 DOM
2026-07-18

days on market $99,900 Active 155 DOM
2026-07-18

days on market $99,900 Active 154 DOM
2026-07-16

days on market $99,900 Active 153 DOM
2026-07-15

days on market $99,900 Active 152 DOM
2026-07-13

days on market $99,900 Active 150 DOM
2026-07-13

days on market $99,900 Active 149 DOM
2026-07-12

days on market $99,900 Active 148 DOM
2026-07-10

days on market $99,900 Active 147 DOM
2026-07-10

days on market $99,900 Active 146 DOM
2026-07-07

days on market $99,900 Active 144 DOM
2026-07-06

days on market $99,900 Active 143 DOM
2026-07-05

days on market $99,900 Active 142 DOM
2026-07-02

days on market $99,900 Active 139 DOM
2026-07-01

days on market $99,900 Active 138 DOM
2026-06-30

days on market $99,900 Active 137 DOM
2026-06-29

days on market $99,900 Active 136 DOM
2026-06-28

days on market $99,900 Active 135 DOM
2026-06-25

days on market $99,900 Active 131 DOM
2026-06-22

days on market $99,900 Active 129 DOM
2026-06-22

days on market $99,900 Active 128 DOM
2026-06-17

days on market $99,900 Active 124 DOM
2026-06-16

days on market $99,900 Active 123 DOM
2026-06-15

days on market $99,900 Active 122 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
🔥 Wildfire 1/10 Low
🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $14,831
− Mortgage interest: −$5,036
− Property taxes: −$1,348
− Insurance: −$5,568
− Repairs & maintenance: −$1,186
− Management: −$1,186
− HOA: −$3,840
− Depreciation: −$2,615
Taxable loss: −$5,949

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,428
After-tax cash flow: $-3,269/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $2,560–$7,680 screening

This top-floor corner condo is in good condition with updated kitchen and bathroom, and a well-maintained exterior. It's ready to move in and offers a great location with community amenities.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
Both Updating the flooring in the bathrooms — Replacing old tile with a more modern material can increase the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Colonial Elementary School F FL #1,744/2,144 Nat'l #24,299/41,679 Middle Cypress Lake Middle School B+ FL #116/571 Nat'l #1,503/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 75/100

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 · 871,946 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: 11% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-9.2% since first listed

4 events — show timeline

2026-05-06 Relisted — FORTMLS
2026-04-15 Pending — FORTMLS
2026-03-02 Price Changed $99,900 FORTMLS
2026-01-23 Listed $110,000 FORTMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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