9821 S Healthpark Dr · Harlem Heights, FL 33908

$260,000

2 bd · 3.0 ba · 1,888 sqft · Other · 22 Days on market

Built 2006 Good condition

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

We are selling our beautiful 2 bedroom, 2.5 bath townhouse located in a quiet gated community, Sail Harbour in Fort Myers, FL. The townhouse is located approximately 10 minutes away from the Fort Myers Beach and 15 minutes away from Cape Coral. This townhouse is located minutes away from the hospital, restaurants and walking paths. The townhouse is beautifully decorated and fully furnished with new flooring downstairs and new mattresses and bedding. It is located fairly close to the entrance and community pool. The townhouse is approximately 1750 sq feet. HOA fees include: internet, cable, garbage, all exterior landscaping and lawn mowing, and community pool. Gated community.

Key facts

• Gated community
• Community pool
• New flooring

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• WALKING PATHS
• NEW FLOORING
• FULLY FURNISHED

Property features AI

Exterior

• Home design: Built in 2006
• Construction: Living area approximately 1888
• Exterior features: Located in the Sail Harbour subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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 $258k (0.9% below list).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.9% in Harlem Heights — 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 (#263 in FL, #4,209 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, employment 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 (-1.2%/yr); 1244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/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 $8k 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 ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 8.4

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-34,441
• Equity at exit: $38,767

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-39,439
• Equity at exit: $22,480

Cash invested: $72,800 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $239

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 86%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16214 Via Solera Cir #5 Fort Myers, FL	2.0	2.5	1300	$1,750	$1.35	23d	1	0.38mi
15250 Sonoma Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1252	$1,888	$1.51	3d	31	0.48mi
9470 Sardinia Way #107 Fort Myers, FL	3.0	2.5	1761	$2,300	$1.31	3d	1	0.51mi
15800 Portofino Springs Blvd #102 Fort Myers, FL	3.0	2.5	1761	$2,500	$1.42	23d	1	0.55mi
9813 Quinta Artesa Way #103 Fort Myers, FL	3.0	2.5	1819	$2,250	$1.24	14d	1	0.57mi
9813 Quinta Artesa Way #104 Fort Myers, FL	3.0	2.5	1819	$1,850	$1.02	23d	1	0.57mi
9814 Quinta Artesa Way #102 Fort Myers, FL	2.0	2.5	1756	$4,250	$2.42	23d	1	0.60mi
16114 Via Solera Cir #105 Fort Myers, FL	2.0	2.5	1819	$2,200	$1.21	23d	1	0.61mi
11848 Bayport Ln #2002 Fort Myers, FL	3.0	2.0	1661	$2,200	$1.32	23d	1	0.62mi
16098 Via Solera Cir #105 Fort Myers, FL	2.0	2.5	1834	$2,000	$1.09	23d	1	0.65mi
8549 S Lake Cir Fort Myers, FL	3.0	2.0	2091	$3,500	$1.67	23d	1	0.83mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	14d	1	0.85mi
8986 Greenwich Hills Way #201 Fort Myers, FL	2.0	2.0	2040	$5,200	$2.55	23d	1	0.88mi
9240 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$6,600	$4.17	23d	1	0.89mi
9241 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$4,725	$2.98	14d	1	0.89mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	14d	1	0.94mi
9265 Belleza Way #101 Fort Myers, FL	3.0	2.0	1759	$2,000	$1.14	14d	1	0.97mi
9201 Bayberry Bnd #103 Fort Myers, FL	2.0	2.0	1724	$3,500	$2.03	23d	1	1.04mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	14d	1	1.08mi
16481 Millstone Cir #207 Fort Myers, FL	3.0	2.0	1348	$2,700	$2.00	23d	1	1.14mi
16491 Millstone Cir #207 Fort Myers, FL	2.0	2.0	1348	$2,000	$1.48	14d	1	1.17mi
9648 Windsor Gardens Ln #202 Fort Myers, FL	2.0	2.0	1262	$1,650	$1.31	3d	1	1.18mi
15037 Sandpiper Preserve Blvd #204 Fort Myers, FL	2.0	2.0	1529	$4,500	$2.94	23d	1	1.19mi
3705 Stoneridge Ct Fort Myers, FL	3.0	2.0	2200	$3,500	$1.59	19d	1	1.19mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1498	$6,300	$4.21	16d	1	1.28mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1247	$6,300	$5.05	14d	1	1.28mi
15150 Royal Windsor Ln #1403 Fort Myers, FL	2.0	2.0	1561	$2,500	$1.60	23d	1	1.31mi
9170 Southmont Cv Fort Myers, FL	2.0–3.0	2.0	1358	$4,725	$3.48	14d	1	1.32mi
16635 Lake Circle Dr Fort Myers, FL	2.0	2.0	1277	$2,150	$1.68	16d	2	1.33mi
9190 Southmont Cv #309 Fort Myers, FL	3.0	2.0	1331	$6,500	$4.88	2d	1	1.34mi
14985 Sunset Eve Loop Fort Myers, FL	3.0	2.5	1265	$2,500	$1.98	23d	1	1.34mi
14985 Sunset Eve Loop Unit 101 Fort Myers, FL	3.0	2.5	1265	$2,300	$1.82	23d	1	1.34mi
15009 Cloverdale Dr Fort Myers, FL	3.0	2.5	1589	$2,800	$1.76	3d	1	1.34mi
9131 Buttercup Ct Fort Myers, FL	3.0	2.0	1356	$2,145	$1.58	14d	1	1.36mi
9320 Water Lily Ct #501 Fort Myers, FL	3.0	2.0	1478	$3,000	$2.03	23d	1	1.37mi
17020 Willowcrest Way Fort Myers, FL	2.0–3.0	2.0	1344	$2,500	$1.86	16d	2	1.38mi
14980 Vista View Way #202 Fort Myers, FL	2.0	2.0	1256	$3,750	$2.99	23d	1	1.45mi
16685 Lake Circle Dr Fort Myers, FL	2.0	2.0	1228	$2,000	$1.63	23d	2	1.47mi
14970 Vista View Way #304 Fort Myers, FL	2.0	2.0	1269	$1,850	$1.46	23d	1	1.48mi
9140 Southmont Cv #102 Fort Myers, FL	3.0	2.0	1331	$2,500	$1.88	14d	1	1.48mi

Listing history 8 events

1. 2026-06-17
   days on market $260,000 Active 22 DOM
2. 2026-06-16
   days on market $260,000 Active 21 DOM
3. 2026-06-16
   days on market $260,000 Active 20 DOM
4. 2026-06-13
   days on market $260,000 Active 18 DOM
5. 2026-06-09
   days on market $260,000 Active 14 DOM
6. 2026-06-07
   days on market $260,000 Active 12 DOM
7. 2026-06-01
   days on market $260,000 Active 6 DOM
8. 2026-06-01
   days on market $260,000 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $30,919
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$7,564
• Taxable loss: −$1,356
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $3,190/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained townhouse in a quiet gated community is ready for move-in with minor cosmetic updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Rental HVAC maintenance — Ensures comfort and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs ↑

ⓘ 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 — Harlem Heights

• Score: 75/100
• State rank: #263
• US rank: #4209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+181.8% since first listed

5 events — show timeline

• 2026-05-26 Listed $260,000 FSBO.com
• 2024-07-25 Rental Removed $1,999 APPFOLIO
• 2024-07-19 Listed for Rent $1,999 APPFOLIO
• 2009-12-29 Listing Removed — FORTMLS
• 2009-06-18 Listed $92,250 FORTMLS