13730 Downing Ln Unit W-1 · Cypress Lake, FL 33919

$246,500

3 bd · 2.0 ba · 1,512 sqft · Condo · 91 Days on market

Built 1992 Good condition Garage $163/sqft · 16% below area Est $295k · 16% under $500/mo HOA · 26% of rent ↓ 29% since listing

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Why this score? — see what drove the F 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).

• ARV discount +14.9/15.0
• Schools +5.1/10.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +0.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY FURNISHED | UPDATED 3BR/2BA HOME | NEW ROOF 2024 | 1-CAR GARAGE | PRIME FORT MYERS LOCATION MOVE-IN READY AND FULLY FURNISHED! Welcome to this beautifully maintained 3-bedroom, 2-bath home with a 1-car garage, offering an exceptional combination of updates, flexible living space, storage, and location. Whether you're searching for a full-time residence or seasonal Florida retreat, this home is ready to enjoy from day one. Step inside to a warm and inviting interior featuring beautiful wood flooring throughout the main living areas and a thoughtfully designed floor plan offering excellent separation and privacy. The FIRST FLOOR FEATURES TWO BEDROOMS, providing convenient accommodations for family and guests. Upstairs, the PRIVATE PRIMARY SUITE creates a peaceful retreat away from the main living areas. A versatile second-floor landing/den provides valuable additional living space and is ideal for a home office, media area, reading room, or relaxing lounge. The UPDATED KITCHEN AND BATHROOMS feature a fresh, modern appearance, while the kitchen is equipped with NEW APPLIANCES and offers a functional layout for everyday living and entertaining. Major improvements include a NEW ROOF (2024), new appliances, a FLOORED ATTIC providing additional storage, and a NEW GARAGE CEILING—valuable improvements already completed for the next owner. Outdoor living is another highlight. Step outside to the BRICK-PAVER PATIO featuring an impressive 20' x 12' SUNSETTER RETRACTABLE SHADE, originally valued at approximately $5,000. This comfortable outdoor space is perfect for morning coffee, dining, entertaining, or simply relaxing and enjoying the Florida weather. The home is being offered FULLY FURNISHED, making it especially attractive for buyers looking for a Florida residence without the added time and expense of furnishing a home after closing. Conveniently located near Southwest Florida's Gulf beaches, shopping, restaurants, healthcare, Southwest Florida International Airport, entertainment, and everyday conveniences. FULLY FURNISHED. UPDATED KITCHEN & BATHS. NEW ROOF. NEW APPLIANCES. TWO FIRST-FLOOR BEDROOMS. PRIVATE UPSTAIRS PRIMARY SUITE. 1-CAR GARAGE. EXTRA STORAGE. This home offers comfort, flexibility, location, and value—all in one move-in-ready package. Schedule your private showing today!

Key facts

• Brick-paver patio
• Floored attic
• Updated bathrooms

Tags

• NEW ROOF
• BRICK-PAVER PATIO
• UPDATED KITCHEN
• UPDATED BATHROOMS
• PRIVATE UPSTAIRS PRIMARY SUITE
• FLOORED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (65.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (22.1% below list).
• Recommended offer: $85k (65.4% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 1.6% 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); 931 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 91 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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

• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,395 (65.4% below list)

Questions for the listing agent

1. 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?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.94%
• DSCR: 0.47
• GRM: 10.7

CMA / ARV

• ARV (median comp): $294,961
• List price: $246,500
• Delta: -16.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13721 Markham Ln #4	0.08mi	3/2.0	1,512 (0%)	0mo	$165,000	$109	96
13740 Julias Way #623	0.25mi	2/2.0 (-1)	1,347 (-11%)	0mo	$257,000	$191	65
10041 Lake Cove Dr #202	0.88mi	3/2.0	1,564 (+3%)	0mo	$235,000	$150	59
6979 Winkler Rd #317	0.90mi	2/2.0 (-1)	1,430 (-5%)	0mo	$148,000	$103	51
9782 Deerfoot Dr	0.43mi	2/2.0 (-1)	1,190 (-21%)	0mo	$290,000	$244	50
10031 Lake Cove Dr #201	0.87mi	3/2.0	1,369 (-10%)	0mo	$213,000	$156	49
15068 Cloverdale Dr	1.24mi	3/2.0	1,362 (-10%)	1mo	$270,000	$198	48
6829 Carmelle Dr	1.04mi	3/2.0	1,697 (+12%)	1mo	$392,000	$231	44
1640 N Flossmoor Rd	1.23mi	4/2.0 (+1)	1,361 (-10%)	0mo	$425,000	$312	43
8451 Village Edge Cir #1	1.38mi	3/2.5	1,767 (+17%)	0mo	$229,900	$130	38
8421 N Haven Ln Unit B	1.09mi	3/2.5	1,232 (-18%)	0mo	$145,000	$118	38
14621 Glen Cove Dr #1502	0.91mi	2/2.0 (-1)	1,784 (+18%)	0mo	$253,000	$142	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: -62.4%
• Equity multiple: -0.68×
• Total profit: $-115,882
• Equity at exit: $36,754

10-year hold

• IRR: —
• Equity multiple: -2.06×
• Total profit: $-211,529
• Equity at exit: $21,313

Cash invested: $69,020 (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: 3 active · 2 under contract
• Median asking: $225,000 ($133/sqft)
• Median days on market: 202 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +47.0% above current asking $/sqft

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: 931
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,293
• Tax est. 1.5%: −$308 /mo · $3,698/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-1,113

Break-even live

Break-even rent $3,329

Max offer price $85,395

Occupancy floor —

Sensitivity live

Price	-10% $-943	-5% $-1,028	+0% $-1,113	+5% $-1,199	+10% $-1,284
Rent	-10% $-1,265	-5% $-1,189	+0% $-1,113	+5% $-1,038	+10% $-962
Rate	-1.0pp $-989	-0.5pp $-1,051	base $-1,113	+0.5pp $-1,177	+1.0pp $-1,242

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: $61,625
• Closing costs: $7,395
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13661 Julias Way #1323 Fort Myers, FL	2.0	2.0	1125	$1,545	$1.37	164d	1	0.02mi
13655 McGregor Village Dr #15 Fort Myers, FL	3.0	2.5	1539	$2,200	$1.43	164d	1	0.09mi
13660 Abbey Dr #3 Fort Myers, FL	3.0	2.0	1986	$1,950	$0.98	2d	1	0.13mi
1169 Lake McGregor Dr Fort Myers, FL	3.0	2.0	1100	$1,750	$1.59	36d	1	0.15mi
13781 Julias Way #113 Fort Myers, FL	2.0	2.0	1125	$1,745	$1.55	10d	1	0.16mi
13780 Julias Way #1022 Fort Myers, FL	2.0	2.0	1125	$1,900	$1.69	10d	1	0.18mi
13780 Julias Way #1022 Fort Myers, FL	2.0	2.0	1125	$3,200	$2.84	55d	1	0.18mi
13780 Julias Way #1012 Fort Myers, FL	2.0	2.0	1125	$1,995	$1.77	133d	1	0.18mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$2,748	$2.44	160d	2	0.19mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$1,898	$1.69	9d	2	0.19mi
1174 Lake McGregor Dr Fort Myers, FL	3.0	2.0	1294	$2,000	$1.55	118d	1	0.19mi
1174 Lake McGregor Dr Fort Myers, FL	3.0	2.0	1300	$2,000	$1.54	164d	1	0.19mi
6635 Warwick Cir Apt 4 Fort Myers, FL	2.0	1.5	1458	$1,399	$0.96	21d	1	0.20mi
6635 Warwick Cir Apt 4 Fort Myers, FL	2.0	1.5	1458	$1,399	$0.96	10d	1	0.20mi
6635 Warwick Cir Apt 4 Fort Myers, FL	2.0	1.5	1458	$1,399	$0.96	22d	1	0.20mi
6635 Warwick Cir Apt 4 Fort Myers, FL	2.0	1.5	1458	$1,399	$0.96	16d	1	0.20mi
6635 Warwick Cir Unit 5 Fort Myers, FL	2.0	1.5	1458	$1,299	$0.89	31d	1	0.20mi
6635 Warwick Cir Unit 5 Fort Myers, FL	2.0	1.5	1458	$1,299	$0.89	10d	1	0.20mi
13771 Julias Way #223 Fort Myers, FL	2.0	2.0	1345	$4,000	$2.97	5d	1	0.21mi
13771 Julias Way #223 Fort Myers, FL	2.0	2.0	1345	$4,000	$2.97	10d	1	0.21mi
1034 Southdale Rd Fort Myers, FL	2.0	1.0	1690	$1,500	$0.89	10d	1	0.24mi
1034 Southdale Rd Fort Myers, FL	2.0	1.0	1690	$1,550	$0.92	41d	1	0.24mi
9810 Wildginger Dr Fort Myers, FL	3.0	2.0	1409	$2,250	$1.60	6d	1	0.28mi
9810 Wildginger Dr Fort Myers, FL	3.0	2.0	1409	$2,250	$1.60	36d	1	0.28mi
1126 South Town and River Dr Fort Myers, FL	2.0	2.0	1526	$2,450	$1.61	164d	1	0.29mi
6824 Sandtrap Dr #3 Fort Myers, FL	2.0	2.0	1171	$2,400	$2.05	10d	1	0.34mi
1316 Sandtrap Dr Fort Myers, FL	2.0	2.0	1120	$1,550	$1.38	164d	1	0.34mi
6925 Par Way Fort Myers, FL	2.0	2.0	1258	$1,850	$1.47	10d	1	0.38mi
6925 Par Way Fort Myers, FL	2.0	2.0	1258	$1,850	$1.47	41d	1	0.38mi
9792 Deerfoot Dr Fort Myers, FL	2.0	2.0	1318	$1,188	$0.90	125d	1	0.39mi
1363 Bunker Way Fort Myers, FL	2.0	2.0	1258	$1,650	$1.31	127d	1	0.41mi
1371 Bunker Way Fort Myers, FL	2.0	2.0	1258	$1,700	$1.35	35d	1	0.42mi
1371 Bunker Way Fort Myers, FL	2.0	2.0	1258	$1,700	$1.35	10d	1	0.42mi
9601 Bay Harbor Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1077	$1,940	$1.80	0d	19	0.43mi
1137 North Town and River Dr Fort Myers, FL	2.0	2.0	1684	$2,500	$1.48	10d	1	0.48mi
1137 North Town and River Dr Fort Myers, FL	2.0	2.0	1684	$2,500	$1.48	29d	1	0.48mi
4405 Foremast Ct Fort Myers, FL	2.0	2.5	2000	$2,200	$1.10	10d	1	0.59mi
6731 Panther Ln Unit D-6 Fort Myers, FL	2.0	2.0	1134	$2,250	$1.98	10d	1	0.60mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,638	$1.39	164d	1	0.62mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,838	$1.56	0d	18	0.62mi

Property features AI

Finance

• Other: Total monthly fees $500; total annual fees $6,000
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee $500HOA includes pool, escrow reserves fund, insurance, grounds maintenance, trashAssociation approval requiredAssociation managed by ALLIANT MGMTCommunity poolPets allowed (up to 50 lb)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerPublic utilities
• Home design: TownhouseTwo storiesFaces southeastCondo unit on 2nd floorCondo land included
• Construction: Block constructionShingle roofSlab foundationBuilt as part of CYPRESS KEEP-ENCLAVE
• Exterior features: Sliding doorsStorage

Interior

• Kitchen: DishwasherDisposalFreezerIce makerMicrowaveRangeRange hoodRefrigeratorElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetLinoleumWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room/dining room comboSplit bedroom layoutWindow treatmentsAtticBonus room
• Laundry & utility: WasherDryerIndoor laundry

HOA detail $500/mo · $6,000/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $246,500 Active 91 DOM
2. 2026-11-07
   days on market $246,500 Active 90 DOM
3. 2026-11-06
   days on market $246,500 Active 89 DOM
4. 2026-11-05
   days on market $246,500 Active 88 DOM
5. 2026-11-04
   days on market $246,500 Active 87 DOM
6. 2026-11-02
   days on market $246,500 Active 85 DOM
7. 2026-11-01
   days on market $246,500 Active 84 DOM
8. 2026-10-31
   days on market $246,500 Active 83 DOM
9. 2026-10-30
   days on market $246,500 Active 82 DOM
10. 2026-10-29
    days on market $246,500 Active 81 DOM
11. 2026-10-28
    days on market $246,500 Active 80 DOM
12. 2026-10-27
    days on market $246,500 Active 79 DOM
13. 2026-10-26
    days on market $246,500 Active 78 DOM
14. 2026-10-26
    days on market $246,500 Active 77 DOM
15. 2026-10-24
    days on market $246,500 Active 76 DOM
16. 2026-10-23
    days on market $246,500 Active 75 DOM
17. 2026-10-22
    days on market $246,500 Active 74 DOM
18. 2026-10-21
    days on market $246,500 Active 73 DOM
19. 2026-10-20
    days on market $246,500 Active 72 DOM
20. 2026-10-19
    days on market $246,500 Active 71 DOM
21. 2026-10-18
    days on market $246,500 Active 70 DOM
22. 2026-10-17
    days on market $246,500 Active 69 DOM
23. 2026-10-16
    days on market $246,500 Active 68 DOM
24. 2026-10-15
    days on market $246,500 Active 67 DOM
25. 2026-10-14
    days on market $246,500 Active 66 DOM
26. 2026-10-13
    days on market $246,500 Active 65 DOM
27. 2026-10-12
    days on market $246,500 Active 64 DOM
28. 2026-10-11
    days on market $246,500 Active 63 DOM
29. 2026-10-10
    days on market $246,500 Active 62 DOM
30. 2026-10-09
    days on market $246,500 Active 61 DOM
31. 2026-10-08
    days on market $246,500 Active 60 DOM
32. 2026-10-07
    days on market $246,500 Active 59 DOM
33. 2026-10-06
    days on market $246,500 Active 58 DOM
34. 2026-10-05
    days on market $246,500 Active 57 DOM
35. 2026-10-05
    days on market $246,500 Active 56 DOM
36. 2026-10-03
    days on market $246,500 Active 55 DOM
37. 2026-10-02
    days on market $246,500 Active 54 DOM
38. 2026-10-01
    days on market $246,500 Active 53 DOM
39. 2026-09-30
    days on market $246,500 Active 52 DOM
40. 2026-09-29
    days on market $246,500 Active 51 DOM
41. 2026-09-28
    days on market $246,500 Active 50 DOM
42. 2026-09-27
    days on market $246,500 Active 49 DOM
43. 2026-09-25
    days on market $246,500 Active 47 DOM
44. 2026-09-24
    days on market $246,500 Active 46 DOM
45. 2026-09-23
    days on market $246,500 Active 45 DOM
46. 2026-09-22
    days on market $246,500 Active 44 DOM
47. 2026-09-21
    days on market $246,500 Active 43 DOM
48. 2026-09-20
    days on market $246,500 Active 42 DOM
49. 2026-09-18
    days on market $246,500 Active 40 DOM
50. 2026-09-17
    days on market $246,500 Active 39 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 · 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: $23,038
• − Mortgage interest: −$13,808
• − Property taxes: −$3,698
• − Insurance: −$6,351
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$6,000
• − Depreciation: −$7,171
• Taxable loss: −$17,675
• Est. tax savings @ 24.0%: +$4,242
• After-tax cash flow: $-9,118/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $7,560–$22,680 screening

This move-in-ready townhouse offers a good condition with a fresh new roof and modern updates, making it an attractive investment opportunity.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and home value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value ↑

ⓘ 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Ray V. Pottorf Elementary School F FL #1,288/2,144 Nat'l #16,061/41,679 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

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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%

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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%
• Languages at home: 88% English-only · Spanish 5% German/W. Germanic 2% Russian/Polish/Slavic 1%

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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

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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

Property features AI

Finance

• Other: Total monthly fees $500; total annual fees $6,000
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee $500HOA includes pool, escrow reserves fund, insurance, grounds maintenance, trashAssociation approval requiredAssociation managed by ALLIANT MGMTCommunity poolPets allowed (up to 50 lb)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerPublic utilities
• Home design: TownhouseTwo storiesFaces southeastCondo unit on 2nd floorCondo land included
• Construction: Block constructionShingle roofSlab foundationBuilt as part of CYPRESS KEEP-ENCLAVE
• Exterior features: Sliding doorsStorage

Interior

• Kitchen: DishwasherDisposalFreezerIce makerMicrowaveRangeRange hoodRefrigeratorElectric water heater
• Bedrooms: 3 bedrooms
• Flooring: CarpetLinoleumWood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansLiving room/dining room comboSplit bedroom layoutWindow treatmentsAtticBonus room
• Laundry & utility: WasherDryerIndoor laundry

Price history

-29.4% since first listed

14 events — show timeline

• 2026-08-09 Listed $246,500 Stellar MLS as Distributed by MLS Grid
• 2026-06-25 Price Changed $246,500 FORTMLS
• 2026-06-17 Price Changed $252,000 FORTMLS
• 2026-05-18 Price Changed $257,500 FORTMLS
• 2026-04-13 Listed $269,900 FORTMLS
• 2025-02-11 Sold (MLS) $310,000 FORTMLS
• 2025-01-21 Pending — FORTMLS
• 2025-01-03 Price Changed $325,000 FORTMLS
• 2025-01-01 Listed $339,000 FORTMLS
• 2024-12-31 Listing Removed — FORTMLS
• 2024-09-16 Price Changed $339,000 FORTMLS
• 2024-05-07 Relisted — FORTMLS
• 2024-05-06 Pending — FORTMLS
• 2024-04-19 Listed $349,000 FORTMLS