14517 Eagle Ridge Dr · Villas, FL 33912

$579,000

4 bd · 3.0 ba · 2,715 sqft · SingleFamily public records · 14 Days on market

Built 1988 0.41 ac lot Est $649k · 11% under $60/mo HOA · 1% of rent

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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 +12.5/30.0
• ARV discount +12.3/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS POOL HOME HAS VIEWS GALORE - SUNSETS overlook the 8th hole of the golf course, 2 sparkling ponds & lush tropical landscaping. Attractively priced in the $500k's and partially furnished, it's ready for you to enjoy paradise living now! With almost 2,800 sq ft under air and 3,198 sq ft of total indoor/outdoor living space, this home offers 4 bedrooms, 2 1/2 baths, and a 2-car garage with storage. Five sets of sliding glass doors seamlessly intermingle the indoors and outdoors, creating the perfect setting for entertaining. The enclosed pool area features a covered lanai, bar area, and pool bath. The owners retreat offers an ensuite bath with separate vanities and a soaking tub. The

Key facts

• 0.41 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Zoning: RM-2; Lot restrictions: Deeded, no commercial, no RV; Lot size: 0.4132 acres (approx.); Across from waterfront and on/overlooks golf course; Central irrigation
• HOA & community: Mandatory HOA; Annual HOA fee approximately $722; One-time fees approximately $50; Professional management; HOA covers internet/Wi‑Fi access and legal/accounting services; Community amenities include golf course and street lighting; Non-gated golf-course community (public golf)

Exterior

• Parking: Attached 2-car garage; Driveway (paved) with 2+ parking spaces; Auto garage door opener
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; One-story / ranch; Rear of property faces west; Residential property in Eagle Ridge development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 1988; Foundation details not specified
• Exterior features: Patio; Automatic sprinkler system; Private heated in-ground concrete pool; Freshwater lake frontage / across from waterfront; Golf course view; Landscaped area and pond views; City-maintained paved road access

Interior

• Kitchen: Island; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator/Freezer
• Bedrooms: 4 bedrooms; First-floor bedroom; Split bedroom layout; Walk-in closet(s)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / high-speed internet available; Closet cabinets; Foyer; Pull-down attic stairs; Smoke detectors; Vaulted ceiling; Window coverings; Den / study; Family room; Florida room; Screened lanai/porch; Guest bath; Partially furnished; Island kitchen; Breakfast bar, breakfast room and formal dining options; 10 ceiling fans
• Laundry & utility: Laundry in residence; Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $579k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $563k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $454k (21.5% below list).
• Recommended offer: $454k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 flat; 305 active listings in the ZIP; 8 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).
• At $4,543/mo this rent would consume 53% of the median local household income ($103k/yr) (locally 292% of renters already pay >50% of income on rent) — 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 $4k of loan paydown is wiped out by about $17k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $341k; list at $579k implies a 70% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $454,341 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $648,885
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7782 Woodland Run Ct	0.28mi	4/3.0	2,556 (-6%)	21mo	$550,000	$215	60
14580 Eagles Lookout Ct	0.40mi	4/3.0	2,552 (-6%)	14mo	$647,000	$254	60
14720 Bald Eagle Dr	0.59mi	4/3.0	2,702 (-0%)	16mo	$645,000	$239	59
14573 Eagle Ridge Dr	0.22mi	3/2.5 (-1)	2,978 (+10%)	23mo	$525,000	$176	47
14800 Bald Eagle Dr	0.69mi	3/2.0 (-1)	2,529 (-7%)	2mo	$700,000	$277	46
7830 Twin Eagle Ln	0.74mi	4/2.0	2,448 (-10%)	5mo	$585,000	$239	41

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 · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-108,815
• Equity at exit: $86,331

10-year hold

• IRR: -16.9%
• Equity multiple: 0.14×
• Total profit: $-138,870
• Equity at exit: $50,061

Cash invested: $162,120 (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 33912

• Rents YoY: 0.9%
• Active inventory: 305
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $4,543 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$340 /mo · $4,082/yr
• Insurance: −$241
• HOA: −$60
• Vacancy / Maint / Mgmt: −$954
• Net cashflow: $-88

Break-even live

Break-even rent $4,655

Max offer price $563,374

Occupancy floor 97%

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 Woodland Bend Cir Fort Myers, FL	4.0	3.0	2555	$6,500	$2.54	23d	1	0.06mi
14881 Soaring Eagle Ct Fort Myers, FL	4.0	2.5	1789	$3,800	$2.12	23d	1	0.59mi
13760 Silver Lake Ct Fort Myers, FL	3.0	2.5	2023	$2,975	$1.47	23d	1	0.63mi
7599 Twin Eagle Ln Fort Myers, FL	3.0	2.0	2383	$3,500	$1.47	23d	1	0.63mi
9908 Porto Fino Cir Fort Myers, FL	4.0	3.5	2464	$3,999	$1.62	23d	1	0.71mi
9912 Porto Fino Cir Fort Myers, FL	4.0	3.5	2295	$4,299	$1.87	23d	1	0.71mi
13669 Admiral Ct Fort Myers, FL	3.0	2.0	1860	$2,500	$1.34	23d	1	0.77mi
6645 Wakefield Dr Fort Myers, FL	4.0	2.5	1961	$3,000	$1.53	23d	1	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: landscapingpool

Listing history 10 events

1. 2026-06-18
   days on market $579,000 Active 14 DOM
2. 2026-06-17
   days on market $579,000 Active 13 DOM
3. 2026-06-16
   days on market $579,000 Active 12 DOM
4. 2026-06-15
   days on market $579,000 Active 11 DOM
5. 2026-06-13
   days on market $579,000 Active 9 DOM
6. 2026-06-10
   days on market $579,000 Active 6 DOM
7. 2026-06-09
   days on market $579,000 Active 5 DOM
8. 2026-06-08
   days on market $579,000 Active 4 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $579,000 Active 3 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: $4,082 · $340/mo
• Projected year-2 tax: $4,806 · $400/mo
• Expected delta: +$724/yr (+$60/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $54,521
• − Mortgage interest: −$32,433
• − Property taxes: −$4,082
• − Insurance: −$2,895
• − Repairs & maintenance: −$4,362
• − Management: −$4,362
• − HOA: −$720
• − Depreciation: −$16,844
• Taxable loss: −$11,176
• Est. tax savings @ 24.0%: +$2,682
• After-tax cash flow: $1,621/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

• County: Lee County · 788,662 people
• City population: 24,828
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,533
• Household income: $103,194
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 292.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -180.73%
• Current HPI: 226.7102
• Rent YoY: ▲ 0.94%
• 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

+164.4% since first listed

6 events — show timeline

• 2026-06-04 Listed $579,000 BEARMLS
• 2004-09-14 Sold (Public Records) $341,000 Public Records
• 2004-07-30 Sold (MLS) $341,000 FORTMLS
• 2004-04-19 Price Changed $344,900 FORTMLS
• 1996-02-01 Sold (Public Records) $182,000 Public Records
• 1990-02-28 Sold (Public Records) $219,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,082 · +4.0% YoY. Source: county tax records.