6931 Buckingham Rd · Buckingham, FL 33905

$297,400

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 44 Days on market

Built 1978 0.25 ac lot Est $345k · 14% under

---

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 +14.3/30.0
• ARV discount +13.7/15.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

You gotta come see where country charm, oversized frontage, and everyday convenience come together in one of Southwest Florida’s most unique hidden gem locations. Nestled in the sought-after Buckingham area of Fort Myers, this AG-2 zoned property offers a lifestyle that feels worlds away from the city while still being just minutes from shopping, dining, schools, and major roadways. With scenic large farms directly across the street, peaceful open views, and room to breathe, this is Old Florida living at its best. The loy is oversized and unique creating a grander presence, additional parking flexibility, and more separation from neighbors. Inside, this well-maintained home offers ov

Key facts

• Converted garage
• Ag-2 zoned property
• Breakfast bar

Tags

• AG-2 ZONED PROPERTY
• DURABLE CERAMIC TILE FLOORING
• LUXURY VINYL PLANK FLOORING
• CONVERTED GARAGE
• ADDED INTERIOR LIVING SPACE
• BREAKFAST BAR

Property features AI

Finance

• Other: Lot is oversized with irregular dimensions (128 x 94 x 146 x 74) and approx. 0.253 acres; Zoned AG-2; Irrigation from well
• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Detached carport; 1 covered carport space
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-story; Resale property; Faces west; East exposure on lot
• Construction: Block, concrete and stucco construction; Shingle roof; Built on standard foundation
• Exterior features: Open porch; Storage; Outbuilding; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Self-cleaning oven; Microwave; Icemaker; Refrigerator; Refrigerator with ice maker
• Bedrooms: Den; Great room
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Living/dining room; Pantry; Shower only with separate shower; Walk-in closets; Window treatments; Unfurnished; Single-hung windows
• Laundry & utility: Washer; Dryer; Washer and dryer hookups inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (21.6% below list).
• Recommended offer: $233k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Buckingham — 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 70/100 on livability (#413 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools F, amenities 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.
• Market conditions: Rents soft (-3.0%/yr); 763 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 39% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $9k 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 44 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $297k implies a 351% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,067 (21.6% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $345,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5109 Mulsanne Way	0.24mi	4/2.0 (+1)	1,828 (+4%)	2mo	$340,000	$186	75
1253 Brooklands Dr	0.24mi	3/2.0	1,614 (-8%)	1mo	$295,999	$183	75
6890 Cadet Ave	0.17mi	3/2.0	1,683 (-4%)	15mo	$450,000	$267	73
1274 Brumfield Xing	0.26mi	4/2.0 (+1)	1,828 (+4%)	10mo	$340,000	$186	68
1180 Brooklands Dr	0.32mi	4/2.0 (+1)	1,665 (-5%)	5mo	$301,999	$181	67
1213 Brumfield Xing	0.37mi	3/2.0	1,672 (-5%)	12mo	$329,999	$197	65
6601 Astoria Ave	0.22mi	3/2.0	1,543 (-12%)	11mo	$410,000	$266	61
5123 Oxford Point Dr	0.35mi	4/2.0 (+1)	1,828 (+4%)	16mo	$361,000	$197	58
5024 Billings St	0.58mi	3/2.0	1,835 (+5%)	16mo	$305,000	$166	52
1162 Brooklands Dr	0.34mi	3/2.0	1,504 (-14%)	12mo	$282,000	$188	51
14190 Cherrydale St	0.55mi	4/2.0 (+1)	1,855 (+6%)	12mo	$415,000	$224	49
6240 Industry Ave	0.68mi	3/2.5	1,984 (+13%)	10mo	$475,000	$239	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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-51,599
• Equity at exit: $44,343

10-year hold

• IRR: -16.5%
• Equity multiple: 0.19×
• Total profit: $-67,282
• Equity at exit: $25,714

Cash invested: $83,272 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $56

Break-even live

Break-even rent $2,260

Max offer price $297,400

Occupancy floor 93%

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: $74,350
• Closing costs: $8,922
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6890 Circle Dr Fort Myers, FL	3.0	2.0	1789	$3,000	$1.68	3d	1	0.20mi
1156 Brooklands Dr Fort Myers, FL	3.0	2.0	1616	$2,099	$1.30	14d	1	0.36mi
6490 Chabot Ave Fort Myers, FL	3.0	2.0	1611	$2,016	$1.25	3d	1	0.45mi
3965 20th St W Lehigh Acres, FL	3.0	2.0	2564	$1,500	$0.59	11d	1	0.65mi
5045 Benton St Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	10d	1	0.79mi
3819 24th St W Lehigh Acres, FL	4.0	2.0	1458	$2,300	$1.58	11d	1	0.84mi
5032 Bristo St Lehigh Acres, FL	3.0	2.0	1692	$2,500	$1.48	23d	1	0.84mi
1024 Chauncey Ave Lehigh Acres, FL	4.0	3.0	1715	$2,300	$1.34	19d	1	0.87mi
2404 Crawford Ave N Lehigh Acres, FL	3.0	2.0	1400	$1,850	$1.32	23d	1	0.88mi
3904 20th St W Lehigh Acres, FL	4.0	2.0	1840	$3,200	$1.74	18d	1	0.98mi
3908 Sunset Rd Lehigh Acres, FL	4.0	2.5	1815	$2,450	$1.35	23d	1	1.01mi
3816 20th St W Lehigh Acres, FL	3.0	2.0	1314	$1,606	$1.22	23d	1	1.11mi
2018 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1730	$2,236	$1.29	3d	1	1.20mi
3837 17th St W Lehigh Acres, FL	4.0	2.0	1871	$2,450	$1.31	23d	1	1.21mi
2015 Xelda Ave N Lehigh Acres, FL	3.0	2.0	1458	$1,800	$1.23	23d	1	1.22mi
1502 Scholar Ct Lehigh Acres, FL	3.0	2.0	1730	$2,400	$1.39	23d	1	1.25mi
5215 Butte St Lehigh Acres, FL	4.0	2.0	1828	$2,400	$1.31	23d	1	1.29mi
4903 Beauty St Lehigh Acres, FL	3.0	2.0	1777	$1,970	$1.11	2d	1	1.35mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	13d	1	1.36mi
4320 12th St W Lehigh Acres, FL	3.0	2.0	1598	$1,650	$1.03	14d	1	1.36mi
4008 15th St W Lehigh Acres, FL	3.0	2.0	1317	$1,625	$1.23	14d	1	1.39mi
4910 Bywood St Lehigh Acres, FL	3.0	2.0	1858	$2,750	$1.48	23d	1	1.40mi
4914 Bywood St Lehigh Acres, FL	3.0	2.0	1378	$2,250	$1.63	10d	1	1.42mi
2511 Sunniland Blvd Lehigh Acres, FL	4.0	2.0	1811	$1,900	$1.05	3d	1	1.46mi
1005 Adeline Ave Lehigh Acres, FL	4.0	2.0	1819	$2,100	$1.15	3d	1	1.49mi

Listing history 16 events

1. 2026-06-17
   days on market $297,400 Active 44 DOM
2. 2026-06-16
   days on market $297,400 Active 43 DOM
3. 2026-06-15
   days on market $297,400 Active 42 DOM
4. 2026-06-13
   days on market $297,400 Active 40 DOM
5. 2026-06-10
   days on market $297,400 Active 37 DOM
6. 2026-06-09
   days on market $297,400 Active 36 DOM
7. 2026-06-08
   days on market $297,400 Active 35 DOM
8. 2026-06-07
   days on market $297,400 Active 34 DOM
9. 2026-06-03
   days on market $297,400 Active 30 DOM
10. 2026-06-02
    days on market $297,400 Active 29 DOM
11. 2026-06-01
    days on market $297,400 Active 28 DOM
12. 2026-05-31
    days on market $297,400 Active 27 DOM
13. 2026-05-04
    listed $297,400 Active
14. 2001-09-07
    soldstatus $66,000
15. 2001-07-31
    price $67,900
16. 1988-06-16
    soldstatus $52,000

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $2,468 · $206/mo
• Expected delta: +$1,245/yr (+$104/mo · 101.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 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: $27,968
• − Mortgage interest: −$16,659
• − Property taxes: −$1,223
• − Insurance: −$1,487
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$8,652
• Taxable loss: −$4,527
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $1,756/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 — Buckingham

• Score: 70/100
• State rank: #413
• US rank: #7367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckingham, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+471.9% since first listed

4 events — show timeline

• 2026-05-04 Listed $297,400 FORTMLS
• 2001-09-07 Sold (MLS) $66,000 FORTMLS
• 2001-07-31 Price Changed $67,900 FORTMLS
• 1988-06-16 Sold (Public Records) $52,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,223 · +6.7% YoY. Source: county tax records.