9305 Lake Park Dr #104 · Cypress Lake, FL 33919

$120,000

3 bd · 2.0 ba · 1,082 sqft · Condo public records · 37 Days on market

Built 1985 $458/mo HOA · 24% 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 +21.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +0.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity! First-floor condo with two bedrooms and two full bathrooms. Eat-in kitchen with lots of cabinetry. Large living room and separate, spacious dining area. One bath with a tub/shower combination. One bathroom with a shower. Main bedroom with an extra-large area for a closet or other use. Nice-sized guest bedroom. Excellent opportunity to make this home your own! Attached screened lanai. Nice community with an inground pool, barbeque areas, etc. Great location close to Shopping, Dining, Entertainment, Hospital and the beaches of SW Florida!

Key facts

• Barbeque areas
• Eat in kitchen
• Great location

Tags

• FIRST FLOOR CONDO
• EAT IN KITCHEN
• ATTACHED SCREENED LANAI
• INGROUND POOL
• BARBEQUE AREAS
• GREAT LOCATION

Property features AI

Finance

• Other: Pets allowed conditionally (up to 2 pets, max 15 lbs; contact for details)
• HOA & community: Homeowners association with professional management; Monthly association fee (approx. $458) includes management, cable TV, internet, insurance, grounds maintenance, sewer, water and reserve fund; Community of 168 units; Non-gated community; Community amenities include pool

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential resale property; 2-story structure; Entry at level 1; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Community pool; South exposure

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Guest quarters; Den
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bedroom on main level; Eat-in kitchen; Open living/dining area; Shower only (separate shower); Walk-in closet(s); Split bedroom floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.8% in Cypress Lake — 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 (#257 in FL, #4,125 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute 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 falling (-7.8%/yr); 619 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 5.3

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-17,134
• Equity at exit: $17,892

10-year hold

• IRR: -17.6%
• Equity multiple: 0.25×
• Total profit: $-25,249
• Equity at exit: $10,375

Cash invested: $33,600 (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 33919

• Rents YoY: -7.8%
• Active inventory: 619
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$458
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $118

Break-even live

Break-even rent $1,748

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9261 Central Park Dr #206 Fort Myers, FL	2.0	2.0	808	$1,450	$1.79	21d	1	0.15mi
9313 Lennex Ln Fort Myers, FL	2.0	2.0	808	$1,550	$1.92	24d	1	0.25mi
9391 Lennex Ln Fort Myers, FL	2.0	2.0	888	$2,500	$2.82	24d	1	0.26mi
4386 Jib Boom Ct Unit 1E Fort Myers, FL	2.0	2.0	1421	$5,200	$3.66	21d	1	0.26mi
4396 Bowsprit Ct Fort Myers, FL	2.0	2.0	1224	$1,900	$1.55	24d	2	0.29mi
6300 S Pointe Blvd Fort Myers, FL	2.0	2.0	884	$1,500	$1.70	3d	1	0.33mi
4280 Island Cir Unit A Fort Myers, FL	2.0	2.0	1221	$1,850	$1.52	24d	1	0.43mi
6124 Principia Dr #2 Fort Myers, FL	3.0	1.0	897	$1,400	$1.56	16d	1	0.45mi
9595 Halyards Ct #11 Fort Myers, FL	2.0	2.0	1271	$2,200	$1.73	24d	1	0.46mi
9055 Colby Dr #2221 Fort Myers, FL	2.0	2.0	1025	$1,599	$1.56	3d	1	0.50mi
9025 Colby Dr Fort Myers, FL	2.0	1.0–2.0	971	$2,700	$2.78	24d	2	0.50mi
4612 Flagship Dr Fort Myers, FL	2.0	2.0	1340	$2,625	$1.96	24d	2	0.51mi
6182 Principia Dr #4 Fort Myers, FL	3.0	1.0	897	$1,345	$1.50	24d	1	0.52mi
9598 Halyards Ct #24 Fort Myers, FL	2.0	2.0	1128	$2,100	$1.86	24d	1	0.52mi
9015 Colby Dr #2013 Fort Myers, FL	2.0	2.0	1200	$1,700	$1.42	3d	1	0.53mi
9015 Colby Dr #2013 Fort Myers, FL	2.0	2.0	1200	$1,800	$1.50	12d	1	0.53mi
4261 Island Cir Fort Myers, FL	2.0	1.5	1200	$1,500	$1.25	24d	1	0.53mi
4283 Island Cir Fort Myers, FL	3.0	2.0	1360	$1,850	$1.36	24d	1	0.54mi
8910 College Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	1076	$2,473	$2.30	2d	18	0.55mi
4140 Steamboat Bnd E #502 Fort Myers, FL	2.0	2.0	1211	$1,800	$1.49	24d	1	0.56mi
9000 Colby Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1078	$2,342	$2.17	24d	9	0.56mi
9901 Sunset Cove Ln #226 Fort Myers, FL	3.0	2.0	1419	$1,800	$1.27	24d	1	0.57mi
6617 Warwick Cir Fort Myers, FL	2.0	1.0	817	$1,350	$1.65	24d	1	0.57mi
12501 McGregor Blvd Fort Myers, FL	2.0	2.0	1083	$1,948	$1.80	24d	2	0.58mi
12501 McGregor Blvd #23 Fort Myers, FL	2.0	2.0	1080	$1,395	$1.29	3d	1	0.58mi
12491 McGregor Blvd Unit 1546160P Fort Myers, FL	2.0	2.0	1076	$2,029	$1.89	16d	1	0.59mi
12471 McGregor Blvd #10 Fort Myers, FL	2.0	2.0	1111	$1,350	$1.22	24d	1	0.59mi
4586 Trawler Ct #201 Fort Myers, FL	2.0	2.0	1221	$1,900	$1.56	24d	1	0.60mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,800	$1.28	21d	1	0.63mi
4200 Steamboat Bnd #403 Fort Myers, FL	3.0	2.0	1403	$1,850	$1.32	24d	1	0.63mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	24d	3	0.63mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	20d	3	0.63mi
6671 Fiesta Way Fort Myers, FL	3.0	2.0	1038	$2,300	$2.22	16d	1	0.69mi
13661 Julias Way #1323 Fort Myers, FL	2.0	2.0	1125	$1,545	$1.37	24d	1	0.69mi
8661 Wesleyan Dr Unit 8-11 Fort Myers, FL	2.0	2.0	1202	$1,670	$1.39	24d	1	0.70mi
1174 Lake McGregor Dr Fort Myers, FL	3.0	2.0	1300	$2,000	$1.54	24d	1	0.78mi
6753a Lake McGregor Cir Unit 1 Fort Myers, FL	2.0	2.0	846	$1,425	$1.68	24d	1	0.79mi
5820 Algiers St Fort Myers, FL	3.0	3.0	935	$1,899	$2.03	24d	1	0.80mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,638	$1.39	24d	1	0.81mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,838	$1.56	3d	22	0.81mi

HOA detail condo

• Monthly dues: $458 · $5,496/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-17
   days on market $120,000 Active 37 DOM
2. 2026-06-16
   days on market $120,000 Active 36 DOM
3. 2026-06-15
   days on market $120,000 Active 35 DOM
4. 2026-06-13
   days on market $120,000 Active 33 DOM
5. 2026-06-10
   days on market $120,000 Active 30 DOM
6. 2026-06-09
   days on market $120,000 Active 29 DOM
7. 2026-06-08
   days on market $120,000 Active 28 DOM
8. 2026-06-07
   days on market $120,000 Active 27 DOM
9. 2026-06-03
   days on market $120,000 Active 23 DOM
10. 2026-06-02
    days on market $120,000 Active 22 DOM
11. 2026-06-01
    days on market $120,000 Active 21 DOM
12. 2026-05-31
    days on market $120,000 Active 20 DOM
13. 2026-05-22
    status Active
14. 2026-05-12
    status Pending
15. 2026-05-01
    listed $120,000 Active

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $22,760
• − Mortgage interest: −$6,722
• − Property taxes: −$2,122
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$5,496
• − Depreciation: −$3,491
• Taxable loss: −$110
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,440/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 — Cypress Lake

• Score: 75/100
• State rank: #257
• US rank: #4125

Category grades

Amenities F Commute F 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

• Census place: Cypress Lake, FL
• County: Lee County · 788,662 people
• City population: 30,300
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,412
• Household income: $80,451
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 762.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 3% Slovak 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% German/W. Germanic 2% Russian/Polish/Slavic 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: ▼ -220.59%
• Current HPI: 237.5227
• Rent YoY: ▼ -7.85%
• 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

3 events — show timeline

• 2026-05-22 Relisted — FORTMLS
• 2026-05-12 Pending — FORTMLS
• 2026-05-01 Listed $120,000 FORTMLS

Property tax history

+16.0%/yr

Latest (2025): $2,122 · +542.8% YoY. Source: county tax records.