9625 Hemingway Ln #3701 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A- 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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +4.3/10.0
- Livability +4.3/5.0
- Condition / age +4.0/5.0
- Rent growth +2.6/5.0
- Appreciation +0.0/10.0
$204,900
9625 Hemingway Ln #3701 · Fort Myers, FL 33913
2 bd · 2.0 ba · 1,422 sqft · Condo
public records
· 98 Days on market
Built 2006
$144/sqft
· 30% below area
Est $292k · 30% under
$827/mo HOA · 18% of rent
↓ 15% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to your dream oasis in the highly sought-after Colonial Country Club! This stunning first-floor condo at 9625 Hemingway Ln #3701 effortlessly blends elegance, comfort, and peace of mind. From the moment you step through the premium Anderson front screen door, you are greeted by an open, inviting living space accented by sophisticated crown molding and timeless plantation shutters that filter the beautiful Florida sunshine. The standout feature of the main living area is the gorgeous tile floor which adds warmth.
Key facts
- First floor condo
- Slide out shelving
- $827 HOA
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $205k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $1k ($12k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($5k rent vs $205k).
- Recommended offer: $186k (9.0% below list) — sets the bar for market timing.
- Cap rate 14.9% vs local median 2.8% in Fort Myers — 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
- 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: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
- Market conditions: Rents flat; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- At $4,621/mo this rent would consume 50% of the median local household income ($110k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
- At projected returns (-3.0% appreciation + 0.4% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.
Negotiation context
- It's been on market 98 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo.
- 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$186,459
(9.0% below list)
Questions for the listing agent
- It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.26% ✓
- Cap rate
- 14.88%
- Cash-on-cash
- 30.66%
- DSCR
- 2.36
- GRM
- 3.7
CMA / ARV
- ARV (median comp)
- $292,141
- List price
- $204,900
- Delta
- -29.86%
- 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 |
|---|---|---|---|---|---|---|---|
| 9653 Hemingway Ln #3310 | 0.13mi | 2/2.0 | 1,422 (0%) | 0mo | $210,000 | $148 | 94 |
| 10032 Oakhurst Way | 0.52mi | 2/2.0 | 1,515 (+6%) | 0mo | $460,000 | $304 | 65 |
| 10017 Majestic Ave | 0.28mi | 2/2.0 | 1,692 (+19%) | 1mo | $375,000 | $222 | 61 |
| 10053 Oakhurst Way | 0.62mi | 3/2.0 (+1) | 1,505 (+6%) | 1mo | $430,000 | $286 | 56 |
| 8169 Pacific Beach Dr | 1.34mi | 3/2.5 (+1) | 1,452 (+2%) | 0mo | $240,000 | $165 | 54 |
| 10083 Oakhurst Way | 0.71mi | 3/2.0 (+1) | 1,505 (+6%) | 0mo | $455,000 | $302 | 52 |
| 11104 Yellow Poplar Dr | 0.72mi | 3/2.0 (+1) | 1,283 (-10%) | 0mo | $300,000 | $234 | 45 |
| 10530 Amiata Way #405 | 0.86mi | 2/2.0 | 1,245 (-12%) | 0mo | $220,000 | $177 | 44 |
| 10751 Palazzo Way #102 | 1.19mi | 2/2.0 | 1,242 (-13%) | 1mo | $245,000 | $197 | 43 |
| 10581 Avila Cir | 0.86mi | 2/2.0 | 1,696 (+19%) | 0mo | $330,000 | $195 | 40 |
| 10059 Lone Cypress St | 1.45mi | 2/2.5 | 1,132 (-20%) | 0mo | $175,000 | $155 | 38 |
| 10053 Poppy Hill Dr | 1.35mi | 2/2.5 | 1,132 (-20%) | 1mo | $200,000 | $177 | 37 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- 10.1%
- Equity multiple
- 1.38×
- Total profit
- $21,868
- Equity at exit
- $30,551
10-year hold
- IRR
- 15.8%
- Equity multiple
- 2.07×
- Total profit
- $61,146
- Equity at exit
- $17,716
Cash invested: $57,372 (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.
Active competition Active MLS
- For sale now
- 5 active · 5 under contract
- Median asking
- $279,900 ($210/sqft)
- Median days on market
- 162 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -2.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 1081
- Price-to-rent
- 3.7×
Monthly cashflow live
↻
- Estimated rent
- $4,621 high interval (Pro) →
- Mortgage (P&I)
- −$1,075
- Tax from tax record
- −$198 /mo · $2,373/yr
- Insurance
- −$85
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$827
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$970
- Net cashflow
- $1,039
Break-even live
Break-even rent
$3,305
Max offer price
$204,900
Occupancy floor
73%
Sensitivity live
| Price | -10% $1,155 | -5% $1,097 | +0% $1,039 | +5% $981 | +10% $923 |
|---|---|---|---|---|---|
| Rent | -10% $674 | -5% $857 | +0% $1,039 | +5% $1,222 | +10% $1,404 |
| Rate | -1.0pp $1,142 | -0.5pp $1,091 | base $1,039 | +0.5pp $986 | +1.0pp $932 |
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
- $51,225
- Closing costs
- $6,147
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 9639 Hemingway Ln #3505 Fort Myers, FL | 2.0 | 2.0 | 1234 | $4,800 | $3.89 | 119d | 1 | 0.06mi |
| 9661 Hemingway Ln #3207 Fort Myers, FL | 2.0 | 2.0 | 1300 | $3,900 | $3.00 | 98d | 1 | 0.16mi |
| 9667 Hemingway Ln Unit 3107 Fort Myers, FL | 2.0 | 2.0 | 1209 | $4,900 | $4.05 | 119d | 1 | 0.20mi |
| 10053 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,400 | $4.37 | 119d | 1 | 0.23mi |
| 10053 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,400 | $4.37 | 7d | 1 | 0.23mi |
| 9582 Hemingway Ln #3402 Fort Myers, FL | 2.0 | 2.0 | 1382 | $5,500 | $3.98 | 119d | 1 | 0.23mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 110d | 1 | 0.23mi |
| 9582 Hemingway Ln #3403 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,400 | $3.90 | 119d | 1 | 0.23mi |
| 10063 Majestic Ave Fort Myers, FL | 2.0 | 2.0 | 1692 | $7,100 | $4.20 | 119d | 1 | 0.24mi |
| 10006 Sky View Way #203 Fort Myers, FL | 3.0 | 2.0 | 1456 | $2,700 | $1.85 | 92d | 1 | 0.26mi |
| 10020 Horse Creek Rd Fort Myers, FL | 2.0 | 2.0 | 1692 | $2,500 | $1.48 | 119d | 1 | 0.38mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 119d | 1 | 0.39mi |
| 11029 Mill Creek Way #405 Fort Myers, FL | 2.0 | 2.0 | 1749 | $2,500 | $1.43 | 65d | 1 | 0.39mi |
| 9918 Horse Creek Rd Fort Myers, FL | 3.0 | 2.0 | 1510 | $2,200 | $1.46 | 119d | 1 | 0.39mi |
| 11031 Mill Creek Way #306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 65d | 1 | 0.40mi |
| 11033 Mill Creek Way #202 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,400 | $3.92 | 119d | 1 | 0.42mi |
| 11041 Iron Horse Way Fort Myers, FL | 2.0 | 2.0 | 1692 | $4,000 | $2.36 | 119d | 1 | 0.42mi |
| 11011 Mill Creek Way #1307 Fort Myers, FL | 2.0 | 2.0 | 1379 | $5,000 | $3.63 | 119d | 1 | 0.46mi |
| 11011 Mill Creek Way #1306 Fort Myers, FL | 2.0 | 2.0 | 1385 | $5,600 | $4.04 | 76d | 1 | 0.46mi |
| 10112 Colonial Country Club Blvd #209 Fort Myers, FL | 2.0 | 2.0 | 1530 | $5,000 | $3.27 | 119d | 1 | 0.47mi |
| 10018 Oakhurst Way Fort Myers, FL | 3.0 | 2.0 | 1512 | $2,975 | $1.97 | 119d | 1 | 0.47mi |
| 11012 Mill Creek Way #2205 Fort Myers, FL | 2.0 | 2.0 | 1749 | $5,500 | $3.14 | 119d | 1 | 0.48mi |
| 11004 Mill Creek Way #1905 Fort Myers, FL | 3.0 | 2.0 | 1857 | $2,300 | $1.24 | 9d | 1 | 0.48mi |
| 10128 Colonial Country Club Blvd #602 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,600 | $3.01 | 119d | 1 | 0.49mi |
| 10130 Colonial Country Club Blvd #707 Fort Myers, FL | 2.0 | 2.0 | 1116 | $4,900 | $4.39 | 119d | 1 | 0.50mi |
| 10111 Colonial Country Club Blvd #2308 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,000 | $1.53 | 107d | 1 | 0.50mi |
| 10025 Oakhurst Way Fort Myers, FL | 2.0 | 2.0 | 1504 | $7,100 | $4.72 | 119d | 1 | 0.52mi |
| 10025 Oakhurst Way Fort Myers, FL | 2.0 | 2.0 | 1504 | $7,200 | $4.79 | 65d | 1 | 0.52mi |
| 10115 Colonial Country Club Blvd #2108 Fort Myers, FL | 2.0 | 2.0 | 1309 | $2,900 | $2.22 | 65d | 1 | 0.52mi |
| 10139 Colonial Country Club Blvd #1010 Fort Myers, FL | 2.0 | 2.0 | 1331 | $5,000 | $3.76 | 9d | 1 | 0.52mi |
| 10139 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1223 | $4,750 | $3.88 | 6d | 2 | 0.53mi |
| 10121 Colonial Country Club Blvd #1802 Fort Myers, FL | 2.0 | 2.0 | 1530 | $4,800 | $3.14 | 98d | 1 | 0.54mi |
| 10125 Colonial Country Club Blvd Fort Myers, FL | 2.0 | 2.0 | 1116 | $2,800 | $2.51 | 9d | 1 | 0.54mi |
| 10541 Diamante Way Fort Myers, FL | 2.0 | 2.0 | 1170 | $5,500 | $4.70 | 87d | 1 | 0.63mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $5,500 | $3.02 | 9d | 1 | 0.65mi |
| 10514 Bella Vista Dr Fort Myers, FL | 3.0 | 2.0 | 1823 | $6,500 | $3.57 | 119d | 1 | 0.65mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 119d | 1 | 0.68mi |
| 11075 Lancewood St Fort Myers, FL | 3.0 | 2.0 | 1575 | $2,300 | $1.46 | 111d | 1 | 0.68mi |
| 10072 Oakhurst Way Fort Myers, FL | 2.0 | 2.0 | 1511 | $7,400 | $4.90 | 119d | 1 | 0.71mi |
| 10074 Oakhurst Way Fort Myers, FL | 3.0 | 2.0 | 1727 | $7,500 | $4.34 | 119d | 1 | 0.72mi |
Property features AI
Finance
- Other
- PUD zoningNo RV allowedPart of a complex with ~200 units and 10 units per building (single floor unit)Located in sub-condo: The Preserve, subdivision number P2
- Financial info
- Total annual recurring fees $10,186Total one-time fees $4,850
- HOA & community
- Mandatory HOA (professional management)Master HOA fee $5,897 annuallyCondo fee $1,008 quarterlyMaintenance includes cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, pest control (exterior and interior), recreation facilities, reserve, trash removal, waterCommunity amenities: bocce court, business center, clubhouse, community pool, community room, community spa/hot tub, attended fitness center, golf course, internet access, library, pickleball, putting green, restaurant, sidewalks, tennis court, underground utilitiesGated golf course community
Exterior
- Parking
- Detached 1-car carport
- Security
- Guard at gate
- Utilities
- Water assessments paidSewer assessments paidCable available
- Home design
- Residential propertyLow-rise (1-3) buildingEnd-unitRear exposure faces SELocated in Colonial Country Club (golf bundled community)
- Construction
- Concrete block constructionBuilt in 2006
- Exterior features
- Stucco exteriorTile roofSingle-hung windowsLandscaped area viewNo canal/dock
Interior
- Kitchen
- MicrowaveRefrigeratorRefrigerator/Freezer
- Bedrooms
- 2 bedroomsFirst-floor bedroomMaster bedroom on ground levelSplit bedroom floor plan
- Flooring
- Tile
- Bathrooms
- 2 full bathroomsMaster bath with combo tub and shower
- Heating & cooling
- Central electric heatCentral electric cooling
- Interior features
- Disability equippedEat-in kitchenLaundry in residenceScreened lanai/porchUnfurnished
- Laundry & utility
- In-unit laundry
HOA detail $827/mo · $9,924/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $204,900 Active 98 DOM
-
2026-09-22days on market $204,900 Active 97 DOM
-
2026-09-21days on market $204,900 Active 96 DOM
-
2026-09-18days on market $204,900 Active 93 DOM
-
2026-09-17days on market $204,900 Active 92 DOM
-
2026-09-16days on market $204,900 Active 91 DOM
-
2026-09-14days on market $204,900 Active 89 DOM
-
2026-09-13days on market $204,900 Active 88 DOM
-
2026-09-12days on market $204,900 Active 87 DOM
-
2026-09-11days on market $204,900 Active 86 DOM
-
2026-09-05days on market $204,900 Active 80 DOM
-
2026-09-04days on market $204,900 Active 79 DOM
-
2026-09-03days on market $204,900 Active 78 DOM
-
2026-08-31days on market $204,900 Active 75 DOM
-
2026-08-28days on market $204,900 Active 72 DOM
-
2026-08-26days on market $204,900 Active 70 DOM
-
2026-08-25days on market $204,900 Active 69 DOM
-
2026-08-24days on market $204,900 Active 68 DOM
-
2026-08-23days on market $204,900 Active 67 DOM
-
2026-08-22days on market $204,900 Active 66 DOM
-
2026-08-21days on market $204,900 Active 65 DOM
-
2026-08-20days on market $204,900 Active 64 DOM
-
2026-08-19days on market $204,900 Active 63 DOM
-
2026-08-18days on market $204,900 Active 62 DOM
-
2026-08-16days on market $204,900 Active 60 DOM
-
2026-08-15days on market $204,900 Active 59 DOM
-
2026-08-13days on market $204,900 Active 57 DOM
-
2026-08-12days on market $204,900 Active 56 DOM
-
2026-08-11days on market $204,900 Active 55 DOM
-
2026-08-10days on market $204,900 Active 54 DOM
-
2026-08-09days on market $204,900 Active 53 DOM
-
2026-08-08days on market $204,900 Active 52 DOM
-
2026-08-07days on market $204,900 Active 51 DOM
-
2026-08-06days on market $204,900 Active 50 DOM
-
2026-08-05days on market $204,900 Active 49 DOM
-
2026-08-04days on market $204,900 Active 48 DOM
-
2026-08-03days on market $204,900 Active 47 DOM
-
2026-07-31days on market $204,900 Active 44 DOM
-
2026-07-30days on market $204,900 Active 42 DOM
-
2026-07-28days on market $204,900 Active 41 DOM
-
2026-07-26days on market $204,900 Active 39 DOM
-
2026-07-24days on market $204,900 Active 37 DOM
-
2026-07-23days on market $204,900 Active 36 DOM
-
2026-07-22days on market $204,900 Active 35 DOM
-
2026-07-21days on market $204,900 Active 34 DOM
-
2026-07-20days on market $204,900 Active 33 DOM
-
2026-07-18days on market $204,900 Active 31 DOM
-
2026-07-18days on market $204,900 Active 30 DOM
-
2026-07-16days on market $204,900 Active 29 DOM
-
2026-07-15pricedays on market $204,900 Active 28 DOM
ⓘ 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
- $2,373 · $198/mo
- Projected year-2 tax
- $2,373 · $198/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $55,448
- − Mortgage interest
- −$11,478
- − Property taxes
- −$2,373
- − Insurance
- −$6,143
- − Repairs & maintenance
- −$4,436
- − Management
- −$4,436
- − HOA
- −$9,924
- − Depreciation
- −$5,961
- Taxable income
- $10,698
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,567
- After-tax cash flow
- $9,902/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 · 9 photos
80/100
Cosmetic rehab
Est. rehab $7,110–$21,330 screening
This well-maintained townhouse in the Colonial Country Club is in good condition and ready for new owners. It offers a good balance of updates and maintenance, making it an attractive property for both resale and rental.
Components & finishes AI
Roof tile · good
Flooring tile
Counters granite
Appliances stainless steel
HVAC central · new lt5
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
- Both Updating the flooring — Replacing worn-out or outdated flooring can improve the overall look and feel of the home, making it more appealing to potential buyers and renters. ↑
ⓘ 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.
F
Composite school gradezoned avg 43/100
Zoned Schools
Elementary
Mirror Lakes Elementary School
D-
FL #1,223/2,144
Nat'l #15,452/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
Dunbar High School
F
FL #429/667
Nat'l #10,806/17,239
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
A
Composite livability gradescore 86/100
Livability — Fort Myers
- Score
- 86/100
- State rank
- #14
- US rank
- #383
Category grades
Amenities A+
Commute A+
Cost of living B+
Crime B+
Employment C
Housing A+
Health & safety A+
User ratings C+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Fort Myers, FL
- County
- Lee County · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 3% Cuban 2%
- Common ancestry
- Romanian 5% Lithuanian 3% Slovak 2%
- Foreign-born
- 14% · Canada, Vietnam, China
- Languages at home
- 84% English-only · Spanish 10% Other Indo-European 2% 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
- ▼ -25.45%
- Current HPI
- 221.7115
- Rent YoY
- ▲ 0.37%
- 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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-14.6% since first listed3 events — show timeline
- 2026-07-16 Price Changed $204,900 NAPLESMLS
- 2026-07-06 Price Changed $219,900 NAPLESMLS
- 2026-06-17 Listed $239,900 NAPLESMLS
Property tax history
+1.3%/yrLatest (2025): $2,373 · +2.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…