8937 Fawn Ridge Dr · Fort Myers, FL 33912

$450,000

4 bd · 2.0 ba · 1,942 sqft · SingleFamily public records · 478 Days on market

Built 2003 6,490 sqft lot Est $404k · 11% over $145/mo HOA · 4% of rent

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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).

• Cash flow +11.7/30.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Still showing and Taking backup offers! This newly remodeled Danforth Lakes 4 bedroom 2 bath house features BRAND NEW kitchen with high bar, granite countertops, premier wood shaker cabinetry and stainless steel appliances. Also includes new light fixtures throughout, vaulted ceiling, open floor plan, additional family room, master bathroom has dual sinks and separate tub and shower, newer AC, on city water & sewer! Amenities include clubhouse with lakeview, community pool and spa, tennis, exercise room and playground for only $100 monthly HOA fee. No flood insurance required. Conveniently located near Daniels pkwy, I 75, RSW international airport, Jet Blue Park (Boston Red Sox spring training) restaurants, shopping, grocery stores, etc. Owner financing available.

Key facts

• Open floor plan
• Granite countertops
• 6,490 sq ft lot

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• PREMIUM WOOD SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• ADDITIONAL FAMILY ROOM
• MASTER BATHROOM RETREAT

Property features AI

Finance

• Other: Pets allowed (call/conditional)
• HOA & community: Homeowners association with monthly fee; Association fee includes cable, insurance, internet, irrigation water, and trash; Community amenities: clubhouse, fitness center, playground, pool, tennis courts, management; Non-gated community with street lights

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Paved parking; Garage door opener; Two covered spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; Entry level: 1; Faces east; Resale property
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Sprinkler/irrigation system (municipal); Patio; Shutters (manual); Lanai; Screened porch; Porch

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator with ice maker; Pantry; Breakfast bar
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; Dual sinks; Bathtub and separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Bathtub; Separate/formal dining room; Dual sinks; Combined living and dining area; Pantry; Separate shower; Cable TV available; Walk-in pantry; Bar; Walk-in closet(s); Window treatments; High-speed internet available; Split bedroom layout; Single hung and sliding windows
• Laundry & utility: Washer; Dryer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $355k (21.1% below list).
• Recommended offer: $355k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% in Fort Myers — 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 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.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents flat; 309 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $3k of loan paydown is wiped out by about $14k 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 478 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; list at $450k implies a 88% 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 $355,160 (21.1% 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. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $403,936
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12841 Havenridge Cir	0.14mi	4/2.0	1,943 (+0%)	1mo	$367,000	$189	92
12788 Aston Oaks Dr	0.42mi	3/2.0 (-1)	1,877 (-3%)	14mo	$390,000	$208	58
8772 Fawn Ridge Dr	0.24mi	3/2.0 (-1)	1,819 (-6%)	22mo	$435,000	$239	54

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-88,583
• Equity at exit: $67,096

10-year hold

• IRR: -18.9%
• Equity multiple: 0.07×
• Total profit: $-116,562
• Equity at exit: $38,908

Cash invested: $126,000 (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: 309
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,552 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$245 /mo · $2,943/yr
• Insurance: −$188
• HOA: −$145
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $-132

Break-even live

Break-even rent $3,718

Max offer price $426,709

Occupancy floor 99%

Sensitivity live

Price	-10% $123	-5% $-4	+0% $-132	+5% $-259	+10% $-387
Rent	-10% $-412	-5% $-272	+0% $-132	+5% $8	+10% $149
Rate	-1.0pp $95	-0.5pp $-17	base $-132	+0.5pp $-248	+1.0pp $-367

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9281 Triana Ter #1 Fort Myers, FL	3.0	2.0	1826	$8,500	$4.65	25d	1	0.17mi
9221 Triana Ter #4 Fort Myers, FL	3.0	3.0	2520	$11,500	$4.56	25d	1	0.23mi
9340 Triana Ter #4 Fort Myers, FL	3.0	3.0	2563	$7,500	$2.93	25d	1	0.28mi
12790 Meadow Hawk Dr Fort Myers, FL	3.0	2.0	1905	$2,800	$1.47	16d	1	0.36mi
12986 Kedleston Cir Fort Myers, FL	3.0	2.0	1931	$3,200	$1.66	25d	1	0.48mi
12531 Villagio Way Fort Myers, FL	3.0	2.0	1913	$8,500	$4.44	25d	1	0.71mi
8808 Cypress Preserve Pl Fort Myers, FL	3.0	2.0	2260	$2,900	$1.28	23d	1	0.96mi
8808 Cypress Preserve Pl Fort Myers, FL	3.0	2.0	2250	$2,900	$1.29	5d	1	0.96mi
8976 Cypress Preserve Pl Fort Myers, FL	4.0	2.5	2410	$2,690	$1.12	3d	1	1.03mi
11907 Nalda St #11906 Fort Myers, FL	4.0	2.5	2005	$7,500	$3.74	25d	1	1.07mi
11908 Izarra Way #7005 Fort Myers, FL	3.0	2.5	1637	$5,500	$3.36	25d	1	1.14mi
11850 Liana St #9001 Fort Myers, FL	3.0	2.5	1674	$6,500	$3.88	25d	1	1.15mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	5d	1	1.22mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	15d	1	1.22mi
11845 Palba Way #7301 Fort Myers, FL	3.0	2.5	2026	$5,900	$2.91	25d	1	1.23mi
11907 Adoncia Way #3005 Fort Myers, FL	3.0	2.0	1722	$2,800	$1.63	3d	1	1.25mi
11907 Adoncia Way #3002 Fort Myers, FL	3.0	2.5	1637	$2,600	$1.59	25d	1	1.25mi
9421 Old Hickory Cir Fort Myers, FL	3.0	2.0	2071	$2,400	$1.16	25d	1	1.37mi
13633 Admiral Ct Fort Myers, FL	3.0	2.0	1547	$2,500	$1.62	25d	1	1.38mi
13669 Admiral Ct Fort Myers, FL	3.0	2.0	1860	$2,500	$1.34	25d	1	1.40mi
13681 Admiral Ct Fort Myers, FL	3.0	2.0	1363	$2,250	$1.65	25d	1	1.41mi
13337 Tall Grass Ct Unit 1 Fort Myers, FL	3.0	2.5	1646	$2,250	$1.37	21d	1	1.44mi

HOA detail

• Monthly dues: $145 · $1,740/yr
• Likely covers: watersewerpool

Listing history 30 events

1. 2026-06-22
   days on market $450,000 Active 478 DOM
2. 2026-06-17
   days on market $450,000 Active 474 DOM
3. 2026-06-16
   days on market $450,000 Active 473 DOM
4. 2026-06-16
   days on market $450,000 Active 472 DOM
5. 2026-06-13
   days on market $450,000 Active 470 DOM
6. 2026-06-09
   days on market $450,000 Active 466 DOM
7. 2026-06-07
   days on market $450,000 Active 464 DOM
8. 2026-06-02
   days on market $450,000 Active 459 DOM
9. 2026-06-01
   days on market $450,000 Active 458 DOM
10. 2026-06-01
    days on market $450,000 Active 457 DOM
11. 2026-02-25
    price $450,000
12. 2026-01-23
    price $475,000
13. 2025-10-09
    price $485,000
14. 2025-02-17
    listed $489,999 Active
15. 2018-10-10
    soldstatus $240,000
16. 2018-10-09
    soldstatus $240,000 Sold 780-char remark

    Show marketing remark (780 chars)

    Still showing and Taking backup offers! This newly remodeled Danforth Lakes 4 bedroom 2 bath house features BRAND NEW kitchen with high bar, granite countertops, premier wood shaker cabinetry and stainless steel appliances. Also includes new light fixtures throughout, vaulted ceiling, open floor plan, additional family room, master bathroom has dual sinks and separate tub and shower, newer AC, on city water & sewer! Amenities include clubhouse with lakeview, community pool and spa, tennis, exercise room and playground for only $100 monthly HOA fee. No flood insurance required. Conveniently located near Daniels pkwy, I 75, RSW international airport, Jet Blue Park (Boston Red Sox spring training) restaurants, shopping, grocery stores, etc. Owner financing available.

17. 2018-08-29
    status Pending With Contingencies 780-char remark

    Show marketing remark (780 chars)

    Still showing and Taking backup offers! This newly remodeled Danforth Lakes 4 bedroom 2 bath house features BRAND NEW kitchen with high bar, granite countertops, premier wood shaker cabinetry and stainless steel appliances. Also includes new light fixtures throughout, vaulted ceiling, open floor plan, additional family room, master bathroom has dual sinks and separate tub and shower, newer AC, on city water & sewer! Amenities include clubhouse with lakeview, community pool and spa, tennis, exercise room and playground for only $100 monthly HOA fee. No flood insurance required. Conveniently located near Daniels pkwy, I 75, RSW international airport, Jet Blue Park (Boston Red Sox spring training) restaurants, shopping, grocery stores, etc. Owner financing available.

18. 2018-08-10
    listed $269,900 Active 780-char remark

    Show marketing remark (780 chars)

    Still showing and Taking backup offers! This newly remodeled Danforth Lakes 4 bedroom 2 bath house features BRAND NEW kitchen with high bar, granite countertops, premier wood shaker cabinetry and stainless steel appliances. Also includes new light fixtures throughout, vaulted ceiling, open floor plan, additional family room, master bathroom has dual sinks and separate tub and shower, newer AC, on city water & sewer! Amenities include clubhouse with lakeview, community pool and spa, tennis, exercise room and playground for only $100 monthly HOA fee. No flood insurance required. Conveniently located near Daniels pkwy, I 75, RSW international airport, Jet Blue Park (Boston Red Sox spring training) restaurants, shopping, grocery stores, etc. Owner financing available.

19. 2018-08-08
    historical
20. 2018-07-03
    price $269,900
21. 2018-06-12
    listed $274,900 Active
22. 2018-05-20
    historical
23. 2018-05-12
    status Pending With Contingencies
24. 2018-05-01
    price $258,900
25. 2018-03-30
    price $264,900
26. 2018-02-26
    price $269,900
27. 2018-02-09
    listed $286,000 Active
28. 2014-02-05
    soldstatus $143,000
29. 2014-02-05
    price $174,900
30. 1994-07-01
    soldstatus $1,280,000

ⓘ 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: $2,943 · $245/mo
• Projected year-2 tax: $3,735 · $311/mo
• Expected delta: +$792/yr (+$66/mo · 26.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $42,619
• − Mortgage interest: −$25,207
• − Property taxes: −$2,943
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,410
• − Management: −$3,410
• − HOA: −$1,740
• − Depreciation: −$13,091
• Taxable loss: −$9,431
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $681/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 — 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

-64.8% since first listed

20 events — show timeline

• 2026-02-25 Price Changed $450,000 FORTMLS
• 2026-01-23 Price Changed $475,000 FORTMLS
• 2025-10-09 Price Changed $485,000 FORTMLS
• 2025-02-17 Listed $489,999 FORTMLS
• 2018-10-10 Sold (Public Records) $240,000 Public Records
• 2018-10-09 Sold (MLS) $240,000 FORTMLS
• 2018-08-29 Pending — FORTMLS
• 2018-08-10 Listed $269,900 FORTMLS
• 2018-08-08 Listing Removed — FORTMLS
• 2018-07-03 Price Changed $269,900 FORTMLS
• 2018-06-12 Listed $274,900 FORTMLS
• 2018-05-20 Listing Removed — FORTMLS
• 2018-05-12 Pending — FORTMLS
• 2018-05-01 Price Changed $258,900 FORTMLS
• 2018-03-30 Price Changed $264,900 FORTMLS
• 2018-02-26 Price Changed $269,900 FORTMLS
• 2018-02-09 Listed $286,000 FORTMLS
• 2014-02-05 Price Changed $174,900 FORTMLS
• 2014-02-05 Sold (MLS) $143,000 FORTMLS
• 1994-07-01 Sold (Public Records) $1,280,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,943 · +4.4% YoY. Source: county tax records.