16304 Crown Arbor Way #101 · Cypress Lake, FL 33908

$354,900

3 bd · 2.0 ba · 1,494 sqft · Condo public records · 113 Days on market

Built 2004 $841/mo HOA · 17% 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 +25.6/30.0
• 1% rule +9.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOWEST PRICED UNIT AVAILABLE NON SHORT SALE WITH QUICK ANSWER FROM SELLER. This Montego model cariage home located in Crown Arbor way in Crown Colony. This is an 8 year old lower unit Carriage home with woods and golf course view. Subject has 2 bedrooms, 2 bathrooms plus a den, attached 2 car garage with large Lanai. Carriage home is in move condition. There is shopping, grocery stores, services, entertainment and beaches with in close proximity to the the community. Located near a expanding major medical center, healthpark, hospital, and a amusement park called Zoomers. Woods and golf course view. Buyer to verify data, measurements, HOA information, fee's and by laws. Also state of the art pest control tubes and hurricane shutters. Being sold as is. THERE IS A $75.00 BUYER PAID DOC FEE PAID AT CLOSING. ALL CONTRACTS/OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES

Key facts

• Open concept kitchen
• Eighth fairway
• Lake views

Tags

• FIRST FLOOR END UNIT
• EIGHTH FAIRWAY
• GOLF COURSE VIEWS
• LAKE VIEWS
• OVERSIZED SCREENED LANAI
• OPEN CONCEPT KITCHEN

Property features AI

Finance

• Other: Part of a larger complex with 200 units (4 units per building); This unit is in sub-condo Oxford Pointe, subdivision number 14
• Financial info: Total annual recurring fees reported; Some one-time fees reported
• HOA & community: Mandatory condo association; Quarterly condo fee; Condo fee frequency: quarterly; Maintenance covers cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, manager, master association fee, exterior pest control, trash removal, water; Managed as a condo; Community amenities include clubhouse, community pool, community room, spa/hot tub, exercise room, golf course, private membership options, putting green, sidewalks, streetlights, and tennis court; Gated golf-course community with golf equity

Exterior

• Parking: Attached 2-car garage; 2+ parking spaces
• Security: Gated community; Guard at gate
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Residential property; Low-rise (1-3) building design; 2-story carriage/coach style; Corner end-unit; Rear exposure facing west; Located in Crown Colony development
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 2004; Foundation details not specified
• Exterior features: Patio; Automatic sprinkler/irrigation (central); Shutters; Casement and single-hung windows

Interior

• Kitchen: Kitchen island; Breakfast bar; Eat-in kitchen; Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms plus den; Master bedroom on ground/first floor; Split bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans; Cable available
• Interior features: Built-in cabinets; Cable prewire; High-speed internet available; Walk-in closet; Window coverings; Great room floor plan; Split bedroom layout; 3 ceiling fans; Screened lanai/porch
• Laundry & utility: Laundry in residence; Washer; Dryer; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $355k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $355k).
• Recommended offer: $323k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 soft (-1.2%/yr); 1244 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,965/mo this rent would consume 79% of the median local household income ($75k/yr) (locally 1944% 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 $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

• It's been on market 113 days — a 9% lower offer ($323k) 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.
• Current owner paid $220k; list at $355k implies a 61% gain — meaningful room to come down on a strong offer.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 6.0

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-44,921
• Equity at exit: $52,917

10-year hold

• IRR: -12.2%
• Equity multiple: 0.41×
• Total profit: $-58,394
• Equity at exit: $30,685

Cash invested: $99,372 (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.

Methodology + full state rankings →

ZIP-level market 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,965 high
• Mortgage (P&I): −$1,861
• Tax from tax record: −$231 /mo · $2,769/yr
• Insurance: −$148
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$841
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $415

Break-even live

Break-even rent $4,440

Max offer price $354,900

Occupancy floor 87%

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1247	$6,300	$5.05	14d	1	0.64mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1498	$6,300	$4.21	15d	1	0.64mi
11848 Bayport Ln #2002 Fort Myers, FL	3.0	2.0	1661	$2,200	$1.32	23d	1	0.83mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	14d	1	0.87mi
9240 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$6,600	$4.17	23d	1	0.94mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	14d	1	0.94mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	14d	1	0.97mi
9241 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$4,725	$2.98	14d	1	0.98mi
17020 Willowcrest Way Fort Myers, FL	2.0–3.0	2.0	1344	$6,300	$4.69	15d	2	0.99mi
9190 Southmont Cv #309 Fort Myers, FL	3.0	2.0	1331	$6,500	$4.88	1d	1	1.00mi
8837 E Bay Cir Fort Myers, FL	2.0	2.0	1156	$2,600	$2.25	23d	1	1.00mi
9201 Bayberry Bnd #103 Fort Myers, FL	2.0	2.0	1724	$3,500	$2.03	23d	1	1.01mi
16421 Millstone Cir Fort Myers, FL	2.0	2.0	1068	$4,400	$4.12	15d	2	1.06mi
9170 Southmont Cv Fort Myers, FL	2.0–3.0	2.0	1358	$6,300	$4.64	14d	1	1.09mi
16491 Millstone Cir #207 Fort Myers, FL	2.0	2.0	1348	$2,000	$1.48	14d	1	1.13mi
16471 Millstone Cir #303 Fort Myers, FL	2.0	2.0	1068	$6,100	$5.71	14d	1	1.13mi
16430 Millstone Cir #103 Fort Myers, FL	2.0	2.0	1067	$6,300	$5.90	14d	1	1.13mi
16481 Millstone Cir #207 Fort Myers, FL	3.0	2.0	1348	$2,700	$2.00	23d	1	1.14mi
16440 Millstone Cir #203 Fort Myers, FL	2.0	2.0	1067	$6,300	$5.90	14d	1	1.15mi
9140 Southmont Cv #102 Fort Myers, FL	3.0	2.0	1331	$2,500	$1.88	14d	1	1.18mi
17100 Bridgestone Ct #303 Fort Myers, FL	2.0	2.0	1175	$4,575	$3.89	14d	1	1.19mi
15250 Sonoma Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1252	$2,365	$1.89	3d	31	1.23mi
17120 Bridgestone Ct #104 Fort Myers, FL	2.0	2.0	1175	$2,400	$2.04	3d	1	1.28mi
17120 Bridgestone Ct #104 Fort Myers, FL	2.0	2.0	1282	$2,400	$1.87	23d	1	1.28mi
15800 Portofino Springs Blvd #102 Fort Myers, FL	3.0	2.5	1761	$2,500	$1.42	23d	1	1.41mi

HOA detail condo

• Monthly dues: $841 · $10,092/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-17
   days on market $354,900 Active 113 DOM
2. 2026-06-16
   days on market $354,900 Active 112 DOM
3. 2026-06-15
   days on market $354,900 Active 111 DOM
4. 2026-06-13
   days on market $354,900 Active 109 DOM
5. 2026-06-10
   days on market $354,900 Active 106 DOM
6. 2026-06-09
   days on market $354,900 Active 105 DOM
7. 2026-06-07
   days on market $354,900 Active 103 DOM
8. 2026-06-02
   days on market $354,900 Active 98 DOM
9. 2026-06-01
   days on market $354,900 Active 97 DOM
10. 2026-06-01
    days on market $354,900 Active 96 DOM
11. 2026-04-03
    price $354,900
12. 2026-02-24
    listed $364,900 Active
13. 2025-06-05
    historical
14. 2025-01-17
    price $439,900
15. 2025-01-16
    listed $450,000 Active
16. 2015-03-02
    price $179,900 1001-char remark

    Show marketing remark (1001 chars)

    LOWEST PRICED UNIT AVAILABLE NON SHORT SALE WITH QUICK ANSWER FROM SELLER. This Montego model cariage home located in Crown Arbor way in Crown Colony. This is an 8 year old lower unit Carriage home with woods and golf course view. Subject has 2 bedrooms, 2 bathrooms plus a den, attached 2 car garage with large Lanai. Carriage home is in move condition. There is shopping, grocery stores, services, entertainment and beaches with in close proximity to the the community. Located near a expanding major medical center, healthpark, hospital, and a amusement park called Zoomers. Woods and golf course view. Buyer to verify data, measurements, HOA information, fee's and by laws. Also state of the art pest control tubes and hurricane shutters. Being sold as is. THERE IS A $75.00 BUYER PAID DOC FEE PAID AT CLOSING. ALL CONTRACTS/OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES

17. 2014-05-05
    soldstatus $220,000
18. 2014-04-29
    soldstatus $220,000
19. 2014-04-29
    price $229,900
20. 2013-12-26
    soldstatus $185,000 1001-char remark

    Show marketing remark (1001 chars)

    LOWEST PRICED UNIT AVAILABLE NON SHORT SALE WITH QUICK ANSWER FROM SELLER. This Montego model cariage home located in Crown Arbor way in Crown Colony. This is an 8 year old lower unit Carriage home with woods and golf course view. Subject has 2 bedrooms, 2 bathrooms plus a den, attached 2 car garage with large Lanai. Carriage home is in move condition. There is shopping, grocery stores, services, entertainment and beaches with in close proximity to the the community. Located near a expanding major medical center, healthpark, hospital, and a amusement park called Zoomers. Woods and golf course view. Buyer to verify data, measurements, HOA information, fee's and by laws. Also state of the art pest control tubes and hurricane shutters. Being sold as is. THERE IS A $75.00 BUYER PAID DOC FEE PAID AT CLOSING. ALL CONTRACTS/OFFERS ARE SUBJECT TO ONEWEST SENIOR MANAGEMENT APPROVAL AND ANY OFFERS OR COUNTER OFFERS BY ONEWEST ARE NOT BINDING UNLESS THE ENTIRE AGREEMENT IS RATIFIED BY ALL PARTIES

21. 2005-05-20
    soldstatus $317,500
22. 2005-05-17
    soldstatus $317,500
23. 2005-04-18
    price $319,500

ⓘ 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: $2,769 · $231/mo
• Projected year-2 tax: $2,946 · $245/mo
• Expected delta: +$177/yr (+$15/mo · 6.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $59,575
• − Mortgage interest: −$19,880
• − Property taxes: −$2,769
• − Insurance: −$6,893
• − Repairs & maintenance: −$4,766
• − Management: −$4,766
• − HOA: −$10,092
• − Depreciation: −$10,324
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $4,956/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

• County: Lee County · 788,662 people
• City population: 30,300
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+11.1% since first listed

13 events — show timeline

• 2026-04-03 Price Changed $354,900 NAPLESMLS
• 2026-02-24 Listed $364,900 NAPLESMLS
• 2025-06-05 Listing Removed — NAPLESMLS
• 2025-01-17 Price Changed $439,900 NAPLESMLS
• 2025-01-16 Listed $450,000 NAPLESMLS
• 2015-03-02 Price Changed $179,900 FORTMLS
• 2014-05-05 Sold (Public Records) $220,000 Public Records
• 2014-04-29 Price Changed $229,900 FORTMLS
• 2014-04-29 Sold (MLS) $220,000 FORTMLS
• 2013-12-26 Sold (MLS) $185,000 FORTMLS
• 2005-05-20 Sold (Public Records) $317,500 Public Records
• 2005-05-17 Sold (MLS) $317,500 FORTMLS
• 2005-04-18 Price Changed $319,500 FORTMLS

Property tax history

-0.4%/yr

Latest (2025): $2,769 · +4.4% YoY. Source: county tax records.