6321 Aragon Way #206 · Villas, FL 33966

$157,500

2 bd · 1.0 ba · 956 sqft · Condo public records · 131 Days on market

Built 1998 $306/mo HOA · 19% 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath. Nice unit with all appliances. Screened lani. FreddieMac owned and ready to go.

Key facts

• Fitness center
• Tennis courts
• Heated pool

Tags

• PRIVATE SCREENED-IN LANAI
• RESORT-STYLE AMENITIES
• HEATED POOL
• FITNESS CENTER
• TENNIS COURTS
• SECURE GATED ACCESS

Property features AI

Other

• Listing information: Possession at closing

Finance

• Other: Part of a complex with 248 units; 20 units in the building; 2 units per floor; building has 1 floor
• Financial info: Information not provided
• HOA & community: Mandatory HOA with monthly master fee of $306; On-site management; HOA maintenance covers irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserve, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool, spa/hot tub, exercise room, sidewalks, streetlights, tennis court, and underground utilities; Community type includes gated and tennis; Total annual recurring fees approximately $3,672

Exterior

• Parking: Information not provided
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise building (1–3 stories); Condo in Tuscany Gardens development; Built in 1998; Lot/Unit number 206
• Construction: Concrete block construction
• Exterior features: Storage; Single-hung windows; Stucco exterior; Tile roof; Zero lot line; Rear exposure facing south; Deeded restrictions (No RV)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/Freezer; Pantry
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom with tub only (master bath: tub only)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Fire sprinkler system; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar / dining in living area; Laundry in residence; Screened balcony; Great room floor plan
• Laundry & utility: Washer and dryer in unit

Utilities

• Utility information: Central water; Central sewer; Central electric heat; Central electric cooling; Ceiling fans; Cable available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $158k.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (6.8% below list).
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 falling (-5.3%/yr); 181 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 $1k of loan paydown is wiped out by about $5k 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 131 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 12757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $35k; list at $158k implies a 350% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,600 (12.0% 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. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 8.1

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-33,958
• Equity at exit: $23,484

10-year hold

• IRR: -32.7%
• Equity multiple: -0.18×
• Total profit: $-52,225
• Equity at exit: $13,618

Cash invested: $44,100 (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 33966

• Home prices YoY: -24.2%
• Rents YoY: -5.3%
• Active inventory: 181
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$826
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$66
• HOA: −$306
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-60

Break-even live

Break-even rent $1,705

Max offer price $146,832

Occupancy floor 99%

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6321 Aragon Way #306 Fort Myers, FL	2.0	1.0	956	$1,425	$1.49	21d	1	0.03mi
6321 Aragon Way Fort Myers, FL	1.0–2.0	1.0	942	$1,425	$1.51	16d	2	0.03mi
13141 Bella Casa Cir #3177 Fort Myers, FL	2.0	2.0	985	$1,500	$1.52	19d	1	0.04mi
6361 Aragon Way #303 Fort Myers, FL	2.0	2.0	1085	$1,650	$1.52	23d	1	0.09mi
6401 Aragon Way #204 Fort Myers, FL	2.0	2.0	1085	$1,650	$1.52	23d	1	0.12mi
6360 Aragon Way Fort Myers, FL	2.0	1.0	956	$1,550	$1.62	21d	2	0.14mi
6360 Aragon Way Fort Myers, FL	2.0	1.0	956	$1,550	$1.62	3d	2	0.14mi
13170 Bella Casa Cir #293 Fort Myers, FL	1.0	1.0	767	$1,600	$2.09	3d	1	0.16mi
13180 Bella Casa Cir #273 Fort Myers, FL	2.0	2.0	1047	$1,950	$1.86	23d	1	0.20mi
13100 Bella Casa Cir #337 Fort Myers, FL	1.0	1.0	767	$1,800	$2.35	23d	1	0.22mi
13190 Bella Casa Cir #255 Fort Myers, FL	2.0	2.0	1083	$1,695	$1.57	23d	1	0.23mi
6481 Aragon Way #205 Fort Myers, FL	2.0	1.0	956	$1,450	$1.52	3d	1	0.23mi
6490 Aragon Way Fort Myers, FL	2.0	2.0	1085	$1,570	$1.45	23d	2	0.24mi
8730 Fordham St Fort Myers, FL	2.0	1.0	1016	$1,700	$1.67	23d	1	0.61mi
13226 Whitehaven Ln #1305 Fort Myers, FL	2.0	2.0	950	$1,450	$1.53	23d	1	0.62mi
13001 Corbel Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1161	$1,940	$1.67	1d	31	0.66mi
13211 Whitehaven Ln #1504 Fort Myers, FL	2.0	2.0	950	$1,950	$2.05	23d	1	0.69mi
13247 Whitehaven Ln #705 Fort Myers, FL	2.0	2.0	950	$1,500	$1.58	23d	1	0.69mi
13621 Parkcrest Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	1039	$1,652	$1.59	2d	14	0.72mi
12810 Cypress Cape Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1158	$1,788	$1.54	2d	17	0.88mi
2348 Burton Ave Fort Myers, FL	2.0	1.0	1024	$1,895	$1.85	12d	1	0.91mi
13264 White Marsh Ln #3312 Fort Myers, FL	2.0	2.0	992	$2,500	$2.52	23d	1	1.31mi
13264 White Marsh Ln #3321 Fort Myers, FL	2.0	1.0	792	$1,400	$1.77	23d	1	1.31mi
13264 White Marsh Ln #3324 Fort Myers, FL	2.0	2.0	992	$1,400	$1.41	23d	1	1.31mi
13150 White Marsh Ln #203 Fort Myers, FL	2.0	2.0	844	$1,500	$1.78	23d	1	1.32mi
13130 White Marsh Ln #207 Fort Myers, FL	2.0	2.0	893	$1,650	$1.85	23d	1	1.32mi
7301 Lake Bank Loop Fort Myers, FL	1.0–3.0	1.0–2.5	1234	$2,374	$1.92	2d	124	1.35mi
13170 White Marsh Ln #200 Fort Myers, FL	2.0	2.0	893	$3,400	$3.81	23d	1	1.36mi
13076 Cross Creek Ct #403 Fort Myers, FL	2.0	2.0	847	$1,600	$1.89	23d	1	1.37mi
13240 White Marsh Ln #3127 Fort Myers, FL	2.0	2.0	960	$3,000	$3.12	23d	1	1.38mi
13545 Eagle Ridge Dr Fort Myers, FL	1.0	1.0	752	$1,350	$1.80	3d	3	1.38mi
13545 Eagle Ridge Dr Fort Myers, FL	1.0	1.0	752	$1,375	$1.83	23d	2	1.38mi
13240 White Marsh Ln #25 Fort Myers, FL	2.0	2.0	1079	$1,900	$1.76	23d	1	1.38mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	23d	1	1.39mi
13288 White Marsh Ln #12 Fort Myers, FL	2.0	2.0	1079	$2,000	$1.85	16d	1	1.39mi
13288 White Marsh Ln #3439 Fort Myers, FL	2.0	2.0	960	$1,500	$1.56	23d	1	1.40mi
13094 Cross Creek Ct #113 Fort Myers, FL	2.0	2.0	895	$1,700	$1.90	23d	1	1.41mi
13555 Eagle Ridge Dr Fort Myers, FL	1.0	1.0	673	$1,300	$1.93	23d	3	1.41mi
13555 Eagle Ridge Dr Fort Myers, FL	1.0	1.0	673	$1,248	$1.85	16d	2	1.41mi
13521 Eagle Ridge Dr Fort Myers, FL	1.0	1.0	673	$1,400	$2.08	3d	4	1.42mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-17
   days on market $157,500 Active 131 DOM
2. 2026-06-16
   days on market $157,500 Active 130 DOM
3. 2026-06-15
   days on market $157,500 Active 129 DOM
4. 2026-06-13
   days on market $157,500 Active 127 DOM
5. 2026-06-10
   days on market $157,500 Active 124 DOM
6. 2026-06-09
   pricedays on market $157,500 Active 123 DOM
7. 2026-06-07
   days on market $158,900 Active 121 DOM
8. 2026-06-02
   days on market $158,900 Active 116 DOM
9. 2026-06-01
   days on market $158,900 Active 115 DOM
10. 2026-06-01
    days on market $158,900 Active 114 DOM
11. 2026-03-27
    price $158,900
12. 2026-03-27
    listed $1,225
13. 2026-03-14
    historical $1,295
14. 2026-02-09
    listed $1,295
15. 2026-02-09
    historical $1,295
16. 2026-02-06
    listed $159,900 Active
17. 2026-01-04
    listed $1,295
18. 2026-01-01
    historical $1,350
19. 2025-11-13
    price $1,350
20. 2025-10-26
    price $1,400
21. 2025-08-21
    price $1,550
22. 2025-07-18
    listed $1,600
23. 2010-09-28
    soldstatus $35,000 98-char remark

    Show marketing remark (98 chars)

    2 bedroom, 1 bath. Nice unit with all appliances. Screened lani. FreddieMac owned and ready to go.

24. 2010-08-20
    price $37,900 98-char remark

    Show marketing remark (98 chars)

    2 bedroom, 1 bath. Nice unit with all appliances. Screened lani. FreddieMac owned and ready to go.

25. 2006-11-24
    price $169,900 413-char remark

    Show marketing remark (413 chars)

    Least expensive newer 2 bedroom in South Fort Myers. Private location w/ southern exposure from lanai. One year new paint, carpet, A/C and dishwasher. French doors to second bedroom. .. nice Dining room with track lighting, large and bright bath. Unit has separate storage on same floor plus a laundry room off kitchen. .. a must see for the money! Garage has new paint and is available for an additional 12,500.

26. 2006-11-22
    soldstatus $160,000
27. 2006-11-20
    soldstatus $160,000 413-char remark

    Show marketing remark (413 chars)

    Least expensive newer 2 bedroom in South Fort Myers. Private location w/ southern exposure from lanai. One year new paint, carpet, A/C and dishwasher. French doors to second bedroom. .. nice Dining room with track lighting, large and bright bath. Unit has separate storage on same floor plus a laundry room off kitchen. .. a must see for the money! Garage has new paint and is available for an additional 12,500.

28. 2004-11-08
    soldstatus $24,050,000
29. 2004-11-08
    soldstatus $24,050,000

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 3/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $19,547
• − Mortgage interest: −$8,822
• − Property taxes: −$1,796
• − Insurance: −$788
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$3,672
• − Depreciation: −$4,582
• Taxable loss: −$3,240
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $53/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): 12,513
• Household income: $84,965
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 539.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 15% Hispanic / Latino 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 4% Romanian 3% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -70.16%
• Current HPI: 219.1188
• Rent YoY: ▼ -5.28%
• 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

-99.3% since first listed

19 events — show timeline

• 2026-03-27 Price Changed $158,900 BEARMLS
• 2026-03-27 Listed for Rent $1,225 FGCMLS
• 2026-03-14 Rental Removed $1,295 FGCMLS
• 2026-02-09 Listed for Rent $1,295 FGCMLS
• 2026-02-09 Rental Removed $1,295 BEARMLS
• 2026-02-06 Listed $159,900 BEARMLS
• 2026-01-04 Listed for Rent $1,295 BEARMLS
• 2026-01-01 Rental Removed $1,350 NAPLESMLS
• 2025-11-13 Price Changed $1,350 NAPLESMLS
• 2025-10-26 Price Changed $1,400 NAPLESMLS
• 2025-08-21 Price Changed $1,550 NAPLESMLS
• 2025-07-18 Listed for Rent $1,600 NAPLESMLS
• 2010-09-28 Sold (MLS) $35,000 FORTMLS
• 2010-08-20 Price Changed $37,900 FORTMLS
• 2006-11-24 Price Changed $169,900 FORTMLS
• 2006-11-22 Sold (Public Records) $160,000 Public Records
• 2006-11-20 Sold (MLS) $160,000 FORTMLS
• 2004-11-08 Sold (Public Records) $24,050,000 Public Records
• 2004-11-08 Sold (Public Records) $24,050,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,796 · +1.5% YoY. Source: county tax records.