9650 Green Cypress Ln Unit 7-G1 · Buckingham, FL 33905

$105,000

2 bd · 2.0 ba · 1,064 sqft · Condo · 22 Days on market

Built 1986 Fair condition $484/mo HOA · 26% 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 +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

1st Floor Condo - No Stairs! * Private Woods View From Entire Condo * Sold Fully Furnished As Seen! * Estate Sale-Orig Owner, Never Rented * Priced For Fast Sale - Under $105K - Wow! * Dated, But Very Neat/Clean & Move-In Ready! * Circuit Breaker Box Will Be Replaced Soon! * Snowbird Or Rental Ready! * Carpet & Vinyl Flooring * Inside Laundry * Screen Porch Facing The Woods - Beautiful Private Woods View! * Extra Storage Closet In Hallway * Walking Distance To Clubhouse & Pool * 1st Floor Is Great For Pets Too - Very Pet Friendly Community w/ Separate Fenced Dog Park For Small Or Shy Dogs * Pine Ridge Is A Very Well Maintained Gated 55+ Communit

Key facts

• Gated 55 community
• Private woods view
• Extra storage closet

Tags

• PRIVATE WOODS VIEW
• SCREEN PORCH FACING THE WOODS
• EXTRA STORAGE CLOSET
• WALKING DISTANCE TO CLUBHOUSE
• PET FRIENDLY COMMUNITY
• GATED 55 COMMUNITY

Property features AI

Finance

• Other: Community of 462 units; Gated community with street lights; Senior community
• Financial info: Pets allowed conditionally — maximum 1 pet up to 25 lbs
• HOA & community: Quarterly association fee; Association fee includes management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash and water; Community amenities include clubhouse, pool, spa/hot tub, bocce court, pickleball, tennis courts, shuffleboard, sidewalks, trails, bike storage, dog park, library, barbecue/picnic area, vehicle wash area

Exterior

• Parking: Assigned parking (one space)
• Security: Security gate; Gated community; Key card entry; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: One-story building; Entry level 1; Northeast facing; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof; On-site management
• Exterior features: Sprinkler/irrigation (automatic); Balcony; Screened patio/porch; Community pool; Reclaimed water irrigation; Private paved road (privately maintained); Southwest exposure; Has view

Interior

• Kitchen: Dishwasher; Freezer; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Great Room
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Humidity control
• Interior features: Furnished; Living/Dining room; Walk-in closet(s); Cable TV; High speed internet; Window treatments; Single hung and sliding windows
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $726 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 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.79% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-4,719
• Equity at exit: $15,656

10-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-1,560
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$484
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $274

Break-even live

Break-even rent $1,531

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9570 Green Cypress Ln #13 Fort Myers, FL	2.0	2.0	985	$2,800	$2.84	23d	1	0.09mi
9540 Green Cypress Ln #11 Fort Myers, FL	2.0	2.0	988	$2,500	$2.53	23d	1	0.12mi
4681 Lakeside Club Blvd #11 Fort Myers, FL	2.0	2.0	964	$1,300	$1.35	23d	1	0.13mi
9950 Sailview Ct #2 Fort Myers, FL	2.0	2.0	964	$1,500	$1.56	23d	1	0.25mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,100	$1.11	3d	1	0.28mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,150	$1.16	23d	1	0.28mi
434 Buena Vista Blvd Fort Myers, FL	3.0	2.0	1186	$1,850	$1.56	23d	1	0.86mi
141 Schneider Dr Fort Myers, FL	3.0	2.0	1048	$2,500	$2.39	23d	1	1.01mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	23d	1	1.02mi
320 Morse Plz Fort Myers, FL	3.0	2.0	1196	$2,000	$1.67	23d	1	1.04mi
328 Bellair Rd Fort Myers, FL	2.0	1.0	900	$1,500	$1.67	23d	1	1.11mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	14d	1	1.19mi
4724 Tice St Fort Myers, FL	2.0	1.0	890	$1,100	$1.24	15d	1	1.26mi
326 Chattanooga Dr Fort Myers, FL	2.0	1.0	895	$1,475	$1.65	21d	1	1.29mi
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	23d	1	1.30mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	3d	1	1.32mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	19d	1	1.32mi
580 Thomas Ave Fort Myers, FL	2.0	1.0	900	$1,200	$1.33	23d	1	1.37mi

HOA detail condo

• Monthly dues: $484 · $5,808/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   statusdays on market $105,000 Pending 22 DOM
2. 2026-06-17
   days on market $105,000 Active 21 DOM
3. 2026-06-16
   days on market $105,000 Active 20 DOM
4. 2026-06-15
   days on market $105,000 Active 19 DOM
5. 2026-06-13
   days on market $105,000 Active 17 DOM
6. 2026-06-10
   days on market $105,000 Active 14 DOM
7. 2026-06-09
   days on market $105,000 Active 13 DOM
8. 2026-06-08
   days on market $105,000 Active 12 DOM
9. 2026-06-07
   days on market $105,000 Active 11 DOM
10. 2026-06-03
    days on market $105,000 Active 7 DOM
11. 2026-06-02
    days on market $105,000 Active 6 DOM
12. 2026-06-01
    days on market $105,000 Active 5 DOM
13. 2026-05-31
    days on market $105,000 Active 4 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,542
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$5,808
• − Depreciation: −$3,055
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,791/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

Fair 45/100 Cosmetic rehab

This 1st floor condo is in fair condition with cosmetic updates needed. Painting and landscaping can significantly improve its value.

Repairs flagged

• Minor Circuit breaker box — Owner will replace soon.
• Minor Landscaping — Some overgrown areas need trimming.

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Circuit breaker box · Owner will replace soon.	Minor	$500–3,000
Landscaping · Some overgrown areas need trimming.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Lee County · 788,662 people
• City population: 40,908
• 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

1 event — show timeline

• 2026-05-27 Listed $105,000 FORTMLS