14531 Hickory Hill Ct · Fort Myers, FL 33912

$359,000

3 bd · 2.0 ba · 1,661 sqft · Condo · 12 Days on market

Built 1992 Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Verandas at Olde Hickory Golf and Country Club! FIRST FLOOR END UNIT that is just steps from the clubhouse! This spacious two bedroom, two/three bathroom, has been meticulously cared for and is beautifully updated and decorated throughout. Granite kitchen countertops, updated cabinetry and a lighted tray ceiling. Each of the two bathrooms have been tastefully renewed. Olde Hickory Golf and Country Club features the utmost in bundled golf (just 561 residences), tennis, pickleball, fitness facilities, social activities and endless good times!

Key facts

• First floor end unit
• Bundled golf
• Lighted tray ceiling

Tags

• FIRST FLOOR END UNIT
• GRANITE KITCHEN COUNTERTOPS
• UPDATED CABINETRY
• LIGHTED TRAY CEILING
• TASTEFULLY RENEWED BATHROOMS
• BUNDLED GOLF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $359k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (16.1% below list).
• Recommended offer: $301k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 0.2% vs local median 3.0% in Fort Myers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents flat; 305 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($103k/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 $11k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 57% 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 $301,198 (16.1% 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. 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. 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 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: 0.84% ✗
• Cap rate: 0.19%
• Cash-on-cash: -21.80%
• DSCR: 0.03
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -67.6%
• Equity multiple: -0.79×
• Total profit: $-179,516
• Equity at exit: $53,528

10-year hold

• IRR: —
• Equity multiple: -2.24×
• Total profit: $-325,709
• Equity at exit: $31,040

Cash invested: $100,520 (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: 9.9×

Monthly cashflow live

• Estimated rent: $3,012 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA est. from 2 same-building comps: −$1,725
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-1,827

Break-even live

Break-even rent $5,324

Max offer price $94,702

Occupancy floor —

Sensitivity live

Price	-10% $-1,578	-5% $-1,702	+0% $-1,827	+5% $-1,951	+10% $-2,075
Rent	-10% $-2,064	-5% $-1,945	+0% $-1,827	+5% $-1,708	+10% $-1,589
Rate	-1.0pp $-1,646	-0.5pp $-1,735	base $-1,827	+0.5pp $-1,920	+1.0pp $-2,014

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14290 Hickory Links Ct #1915 Fort Myers, FL	2.0	2.0	1243	$4,000	$3.22	24d	1	0.26mi
9341 White Hickory Ln Fort Myers, FL	2.0	2.0	1910	$3,400	$1.78	24d	1	0.39mi
9421 Old Hickory Cir Fort Myers, FL	3.0	2.0	2071	$2,400	$1.16	24d	1	0.50mi
9411 Old Hickory Cir Fort Myers, FL	2.0	2.0	2200	$2,300	$1.05	12d	1	0.51mi
14320 Bristol Bay Pl Unit 1546395P Fort Myers, FL	2.0	2.0	1097	$4,032	$3.68	17d	1	0.56mi
8500 Legends Blvd #305 Fort Myers, FL	2.0	2.0	1096	$3,500	$3.19	24d	1	0.65mi
14571 Legends Blvd N Fort Myers, FL	2.0	2.0	1132	$2,175	$1.92	24d	2	0.77mi
8808 Cypress Preserve Pl Fort Myers, FL	3.0	2.0	2250	$2,900	$1.29	4d	1	0.78mi
14571 Legends Blvd N #106 Fort Myers, FL	2.0	2.0	1095	$2,500	$2.28	4d	1	0.81mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	2d	1	0.96mi
15091 Bagpipe Way #101 Fort Myers, FL	2.0	2.0	1120	$7,000	$6.25	24d	1	1.35mi
15121 Bagpipe Way #202 Fort Myers, FL	2.0	2.0	1110	$7,400	$6.67	11d	1	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-17
   days on market $359,000 Active 12 DOM
2. 2026-06-16
   days on market $359,000 Active 11 DOM
3. 2026-06-16
   days on market $359,000 Active 10 DOM
4. 2026-06-13
   days on market $359,000 Active 8 DOM
5. 2026-06-09
   days on market $359,000 Active 4 DOM
6. 2026-06-07
   remarks 546-char remark
7. 2026-06-07
   listed $359,000 Active 2 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 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: $36,144
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − HOA: −$20,700
• − Depreciation: −$10,444
• Taxable loss: −$28,072
• Est. tax savings @ 24.0%: +$6,737
• After-tax cash flow: $-15,181/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 · 4 photos

Good 80/100 Cosmetic rehab

This first-floor end unit at Olde Hickory Golf and Country Club is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace worn flooring — Improves comfort and value
• Both Update kitchen cabinets — Enhances functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace worn flooring — Improves comfort and value ↑
• Both Update kitchen cabinets — Enhances functionality and value ↑

ⓘ 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 — 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

• County: Lee County · 788,662 people
• City population: 278,598
• 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

1 event — show timeline

• 2026-06-05 Listed $359,000 ForSaleByOwner.com