12342 Woodrose Ct #3 · Villas, FL 33907

$110,000

2 bd · 2.0 ba · 1,260 sqft · Townhouse public records · 28 Days on market

Built 1981 958 sqft lot Est $171k · 36% under $315/mo HOA · 20% of rent

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +7.7/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully UPDATED Townhouse in an excellent quiet location in South Fort Myers just off Summerlin near College Pkwy. This unit has a BRAND NEW (2019) ROOF & Cedar Shingles with 5 YR warranty, BRAND NEW A/C with 5 Yr warranty, freshly painted exterior, freshly updated & stained fence, modern neutral color tile floors throughout the downstairs & wood floors upstairs. The updated baths and kitchen have granite counters, custom back splash and modern cabinetry with all LED lighting & a full size, inside laundry room located off the 1st floor bathroom. Each bedroom has a small BALCONY overlooking the courtyard & this unit is tucked in the middle of the community away from main roads, just steps away from the community pool with manicured mature landscaping surrounding the private courtyard. This desired development has low HOA dues, is pet friendly with larger dogs ok, allowing up to 2 pets per unit owner and comes with 2 assigned parking spots directly in front of each unit with city water & sewer. NOTE: This Parkwoods VII is the nicest & well kept of all the associations in Parkwoods. This home qualifies for FHA financing. INVESTORS, this home avg rent is $1,200+ mo on annual.

Key facts

• Expansive patio area
• Balconies
• Privacy fence

Tags

• EXPANSIVE PATIO AREA
• PRIVACY FENCE
• FIREPLACE
• BALCONIES
• OVERSIZED MIRRORED CLOSETS
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Financial info: Pets allowed (call/conditional); Maximum of 2 pets, max weight 40 lbs
• HOA & community: Homeowners association with monthly fee; HOA fee $315 per month; HOA covers association management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, road maintenance, street lights, and trash; Community amenities include pool, sidewalks, and management; Community has 140 units; Community features include street lights and is listed as non-gated (community-level) while the property itself lists gated security

Exterior

• Parking: Assigned common parking (one space)
• Security: Gated community with security gate
• Utilities: Public water; Public sewer; Cable not available
• Home design: Two-story property; Entry level: 1; Resale property; Faces west
• Construction: Block and concrete construction; Built-up and flat roof
• Exterior features: Balcony; Patio; Patio listed as an exterior feature; Zero lot line; Paved road access; East exposure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom on upper level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Sliding windows and sliding doors; Eat-in kitchen; Tub with shower; Cable TV available; Upper-level primary; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry located inside

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$171,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.3% in Villas — 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 81/100 on livability (#94 in FL, #1,462 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute C-, schools F, amenities 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 falling (-9.7%/yr); 346 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); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $66/mo; HOA is 20% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.42% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1563 Park Meadows Dr #3	0.23mi	2/2.0	1,260 (0%)	0mo	$120,000	$95	89
1563 Park Meadows Dr #2	0.23mi	2/2.0	1,260 (0%)	6mo	$182,500	$145	84
1701 Park Meadows Dr #2	0.30mi	2/2.0	1,260 (0%)	9mo	$165,000	$131	78
7164 Kola Ter #31	0.50mi	2/2.0	1,232 (-2%)	6mo	$167,000	$136	68
1830 Brantley Rd Unit F5	0.55mi	2/2.0	1,205 (-4%)	18mo	$115,000	$95	53
8341 Whiskey Preserve Cir #544	0.73mi	2/2.0	1,155 (-8%)	16mo	$245,000	$212	38
8341 Whiskey Preserve Cir #538	0.73mi	2/2.0	1,155 (-8%)	16mo	$232,500	$201	38

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: -11.9%
• Equity multiple: 0.59×
• Total profit: $-12,766
• Equity at exit: $16,401

10-year hold

• IRR: -10.4%
• Equity multiple: 0.49×
• Total profit: $-15,809
• Equity at exit: $9,511

Cash invested: $30,800 (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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 346
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$577
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$315
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $148

Break-even live

Break-even rent $1,380

Max offer price $110,000

Occupancy floor 86%

Sensitivity live

Price	-10% $210	-5% $179	+0% $148	+5% $117	+10% $86
Rent	-10% $24	-5% $86	+0% $148	+5% $210	+10% $272
Rate	-1.0pp $203	-0.5pp $176	base $148	+0.5pp $119	+1.0pp $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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5572 Malt Dr #4 Fort Myers, FL	2.0	2.0	1200	$1,800	$1.50	24d	1	0.21mi
1608 Park Meadows Dr #1 Fort Myers, FL	3.0	2.5	1722	$1,950	$1.13	24d	1	0.22mi
5542 Malt Dr #2 Fort Myers, FL	2.0	2.0	1260	$2,400	$1.90	24d	1	0.26mi
1549 Park Meadows Dr #4 Fort Myers, FL	2.0	2.0	1260	$1,600	$1.27	22d	1	0.26mi
7334-7371 Pinnacle Pines Dr Fort Myers, FL	1.0–2.0	1.0–2.0	860	$1,350	$1.57	3d	6	0.29mi
5873 Wyldewood Lakes Ct Fort Myers, FL	2.0	2.0	1354	$1,875	$1.38	24d	1	0.29mi
1653 Park Meadows Dr Fort Myers, FL	2.0	2.0	1260	$1,499	$1.19	22d	1	0.31mi
7752 Tamara Lee Ct #103 Fort Myers, FL	2.0	2.0	1034	$1,400	$1.35	4d	1	0.34mi
5883 Sand Oak Dr Fort Myers, FL	3.0	2.0	1582	$2,300	$1.45	4d	1	0.38mi
12750 Equestrian Cir #3005 Fort Myers, FL	3.0	2.0	1154	$1,650	$1.43	24d	1	0.44mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	24d	1	0.50mi
5540 Tenth Ave Fort Myers, FL	2.0	1.0	990	$1,650	$1.67	4d	1	0.50mi
3363 Alouette Cir #3 Fort Myers, FL	2.0	1.5	896	$3,400	$3.79	24d	1	0.51mi
5537 Tenth Ave Fort Myers, FL	2.0	2.0	952	$1,150	$1.21	4d	1	0.52mi
6136 Whiskey Creek Dr #503 Fort Myers, FL	2.0	2.0	1058	$1,699	$1.61	4d	1	0.53mi
1830 Brantley Rd Fort Myers, FL	2.0	2.0	1301	$1,398	$1.07	17d	2	0.54mi
1830 Brantley Rd Unit J-9 Fort Myers, FL	2.0	2.0	1280	$1,375	$1.07	4d	1	0.54mi
6116 Whiskey Creek Dr #306 Fort Myers, FL	2.0	2.0	956	$1,640	$1.72	4d	1	0.56mi
7400 College Pkwy Fort Myers, FL	2.0	2.0	1095	$1,825	$1.67	4d	3	0.57mi
3334 Prince Edward Island Cir Unit 4 Fort Myers, FL	2.0	2.0	964	$1,695	$1.76	24d	1	0.57mi
6142 Whiskey Creek Dr Fort Myers, FL	1.0–2.0	1.0–2.0	824	$1,750	$2.12	24d	2	0.58mi
3276 Prince Edward Island Cir #2 Fort Myers, FL	2.0	1.5	1098	$1,350	$1.23	24d	1	0.61mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,150	$1.26	4d	1	0.61mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,100	$1.21	20d	1	0.61mi
5551 Fifth Ave Fort Myers, FL	2.0	1.0	910	$1,050	$1.15	4d	1	0.61mi
3400 S New Province BLVD Unit 4 Fort Myers, FL	2.0	2.0	964	$1,625	$1.69	24d	1	0.61mi
5545 5th Ave Fort Myers, FL	3.0	2.0	960	$1,525	$1.59	15d	1	0.62mi
8261 Pathfinder Loop #738 Fort Myers, FL	2.0	2.0	1155	$1,500	$1.30	24d	1	0.63mi
5451 Eleventh Ave Fort Myers, FL	2.0	1.0	1560	$1,195	$0.77	24d	1	0.64mi
8270 Pathfinder Loop Fort Myers, FL	2.0	2.0	1121	$4,000	$3.57	24d	2	0.65mi
5457 9th Ave Fort Myers, FL	3.0	2.0	1158	$2,050	$1.77	24d	1	0.65mi
3284 Royal Canadian Trce #3 Fort Myers, FL	2.0	1.5	896	$1,250	$1.40	24d	1	0.65mi
5848 Queen Elizabeth Way #2 Fort Myers, FL	2.0	2.0	896	$1,350	$1.51	24d	1	0.67mi
12664 Kenwood Ln Unit C Fort Myers, FL	2.0	2.0	1047	$1,350	$1.29	4d	1	0.68mi
8251 Pathfinder Loop #621 Fort Myers, FL	3.0	2.0	1306	$4,000	$3.06	24d	1	0.68mi
3257 Maple Leaf Cir Unit 25-2 Fort Myers, FL	2.0	1.5	950	$1,400	$1.47	4d	1	0.68mi
12656 Kenwood Ln Unit A Fort Myers, FL	2.0	2.0	1047	$1,575	$1.50	4d	1	0.70mi
12622 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,395	$1.33	24d	1	0.72mi
3300 New South Province Blvd #2 Fort Myers, FL	2.0	1.5	896	$1,250	$1.40	24d	1	0.72mi
12648 Kenwood Ln Unit B Fort Myers, FL	2.0	2.0	1047	$1,500	$1.43	24d	1	0.72mi

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: watersewerlandscapingpoolparking

Listing history 14 events

1. 2026-06-07
   statusdays on market $110,000 Pending 28 DOM
2. 2026-06-03
   days on market $110,000 Active 27 DOM
3. 2026-06-02
   days on market $110,000 Active 26 DOM
4. 2026-06-01
   days on market $110,000 Active 25 DOM
5. 2026-05-31
   days on market $110,000 Active 24 DOM
6. 2026-05-07
   listed $110,000 Active
7. 2019-09-13
   soldstatus $140,000 Sold 1236-char remark

   Show marketing remark (1236 chars)

   Beautifully UPDATED Townhouse in an excellent quiet location in South Fort Myers just off Summerlin near College Pkwy. This unit has a BRAND NEW (2019) ROOF & Cedar Shingles with 5 YR warranty, BRAND NEW A/C with 5 Yr warranty, freshly painted exterior, freshly updated & stained fence, modern neutral color tile floors throughout the downstairs & wood floors upstairs. The updated baths and kitchen have granite counters, custom back splash and modern cabinetry with all LED lighting & a full size, inside laundry room located off the 1st floor bathroom. Each bedroom has a small BALCONY overlooking the courtyard & this unit is tucked in the middle of the community away from main roads, just steps away from the community pool with manicured mature landscaping surrounding the private courtyard. This desired development has low HOA dues, is pet friendly with larger dogs ok, allowing up to 2 pets per unit owner and comes with 2 assigned parking spots directly in front of each unit with city water & sewer. NOTE: This Parkwoods VII is the nicest & well kept of all the associations in Parkwoods. This home qualifies for FHA financing. INVESTORS, this home avg rent is $1,200+ mo on annual.

8. 2019-09-13
   soldstatus $140,000

   Show marketing remark (1236 chars)

   Beautifully UPDATED Townhouse in an excellent quiet location in South Fort Myers just off Summerlin near College Pkwy. This unit has a BRAND NEW (2019) ROOF & Cedar Shingles with 5 YR warranty, BRAND NEW A/C with 5 Yr warranty, freshly painted exterior, freshly updated & stained fence, modern neutral color tile floors throughout the downstairs & wood floors upstairs. The updated baths and kitchen have granite counters, custom back splash and modern cabinetry with all LED lighting & a full size, inside laundry room located off the 1st floor bathroom. Each bedroom has a small BALCONY overlooking the courtyard & this unit is tucked in the middle of the community away from main roads, just steps away from the community pool with manicured mature landscaping surrounding the private courtyard. This desired development has low HOA dues, is pet friendly with larger dogs ok, allowing up to 2 pets per unit owner and comes with 2 assigned parking spots directly in front of each unit with city water & sewer. NOTE: This Parkwoods VII is the nicest & well kept of all the associations in Parkwoods. This home qualifies for FHA financing. INVESTORS, this home avg rent is $1,200+ mo on annual.

9. 2019-08-01
   status Pending With Contingencies 1236-char remark

   Show marketing remark (1236 chars)

   Beautifully UPDATED Townhouse in an excellent quiet location in South Fort Myers just off Summerlin near College Pkwy. This unit has a BRAND NEW (2019) ROOF & Cedar Shingles with 5 YR warranty, BRAND NEW A/C with 5 Yr warranty, freshly painted exterior, freshly updated & stained fence, modern neutral color tile floors throughout the downstairs & wood floors upstairs. The updated baths and kitchen have granite counters, custom back splash and modern cabinetry with all LED lighting & a full size, inside laundry room located off the 1st floor bathroom. Each bedroom has a small BALCONY overlooking the courtyard & this unit is tucked in the middle of the community away from main roads, just steps away from the community pool with manicured mature landscaping surrounding the private courtyard. This desired development has low HOA dues, is pet friendly with larger dogs ok, allowing up to 2 pets per unit owner and comes with 2 assigned parking spots directly in front of each unit with city water & sewer. NOTE: This Parkwoods VII is the nicest & well kept of all the associations in Parkwoods. This home qualifies for FHA financing. INVESTORS, this home avg rent is $1,200+ mo on annual.

10. 2019-07-25
    listed $139,900 Active 1236-char remark

    Show marketing remark (1236 chars)

    Beautifully UPDATED Townhouse in an excellent quiet location in South Fort Myers just off Summerlin near College Pkwy. This unit has a BRAND NEW (2019) ROOF & Cedar Shingles with 5 YR warranty, BRAND NEW A/C with 5 Yr warranty, freshly painted exterior, freshly updated & stained fence, modern neutral color tile floors throughout the downstairs & wood floors upstairs. The updated baths and kitchen have granite counters, custom back splash and modern cabinetry with all LED lighting & a full size, inside laundry room located off the 1st floor bathroom. Each bedroom has a small BALCONY overlooking the courtyard & this unit is tucked in the middle of the community away from main roads, just steps away from the community pool with manicured mature landscaping surrounding the private courtyard. This desired development has low HOA dues, is pet friendly with larger dogs ok, allowing up to 2 pets per unit owner and comes with 2 assigned parking spots directly in front of each unit with city water & sewer. NOTE: This Parkwoods VII is the nicest & well kept of all the associations in Parkwoods. This home qualifies for FHA financing. INVESTORS, this home avg rent is $1,200+ mo on annual.

11. 2015-07-27
    soldstatus $87,000
12. 2003-04-07
    soldstatus $90,000
13. 2003-03-19
    soldstatus $70,000
14. 1990-03-05
    soldstatus $49,000

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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) · 94% 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: $18,805
• − Mortgage interest: −$6,162
• − Property taxes: −$1,031
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − HOA: −$3,780
• − Depreciation: −$3,200
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,709/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 — Villas

• Score: 81/100
• State rank: #94
• US rank: #1462

Category grades

Amenities D- Commute C- 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: Villas, FL
• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% 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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

+124.5% since first listed

9 events — show timeline

• 2026-05-07 Listed $110,000 FORTMLS
• 2019-09-13 Sold (Public Records) $140,000 Public Records
• 2019-09-13 Sold (MLS) $140,000 FORTMLS
• 2019-08-01 Pending — FORTMLS
• 2019-07-25 Listed $139,900 FORTMLS
• 2015-07-27 Sold (Public Records) $87,000 Public Records
• 2003-04-07 Sold (Public Records) $90,000 Public Records
• 2003-03-19 Sold (Public Records) $70,000 Public Records
• 1990-03-05 Sold (Public Records) $49,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,031 · +4.0% YoY. Source: county tax records.