9540 Green Cypress Ln Unit 10-B2 · Tice, FL 33905

$118,900

2 bd · 2.0 ba · 988 sqft · Condo · 68 Days on market

Built 1989 $461/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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2nd Floor Unit w/ Scrn Balcony w/ Storage * Nice View * Hard To Find Such A Nicely Updated & Remodeled Unit At This Price * Beautiful Kitch w/ New 42" Cab, Granite, SS App, Tile, Light Fix * Fresh Paint & New Carpet * Updated Bath Rms * Inside Laund Rm w/ Pantry * Shows Like A Model * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Pickleball, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $864 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

Key facts

• $461 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed on a conditional basis (contact for details)
• HOA & community: Homeowners association with quarterly dues; Quarterly association fee; Association includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, security, trash, and water; Community amenities: bocce court, bike storage, clubhouse, dog park, library, barbecue area, picnic area, pickleball, park, pool, shuffleboard, spa/hot tub, sidewalks, tennis courts, trails, vehicle wash area; Gated community with street lights; Senior community; 462 units in the community

Exterior

• Parking: Assigned common/guest parking (one space)
• Security: Gated community with security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities
• Home design: Single-story building; Entry level: 2; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Zero lot line; Paved road; Lot exposure to the west; Reclaimed irrigation water; Community pool

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: Screened porch; Great room
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Living/dining room; Separate shower; Shower only; Cable TV; Window treatments; High speed internet; Unfurnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#552 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools F, 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 (-3.0%/yr); 763 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $822 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 68 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $95k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $111,766 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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. 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?
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: 1.64% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 5.1

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-8,413
• Equity at exit: $17,728

10-year hold

• IRR: -4.0%
• Equity multiple: 0.78×
• Total profit: $-7,183
• Equity at exit: $10,280

Cash invested: $33,292 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,784/yr
• Insurance: −$50
• HOA: −$461
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $255

Break-even live

Break-even rent $1,624

Max offer price $118,900

Occupancy floor 82%

Sensitivity live

Price	-10% $337	-5% $296	+0% $255	+5% $214	+10% $173
Rent	-10% $101	-5% $178	+0% $255	+5% $332	+10% $409
Rate	-1.0pp $315	-0.5pp $285	base $255	+0.5pp $224	+1.0pp $193

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9540 Green Cypress Ln #11 Fort Myers, FL	2.0	2.0	988	$2,500	$2.53	24d	1	0.01mi
9570 Green Cypress Ln #13 Fort Myers, FL	2.0	2.0	985	$2,800	$2.84	24d	1	0.06mi
4681 Lakeside Club Blvd #11 Fort Myers, FL	2.0	2.0	964	$1,300	$1.35	24d	1	0.21mi
9950 Sailview Ct #2 Fort Myers, FL	2.0	2.0	964	$1,500	$1.56	24d	1	0.34mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,100	$1.11	4d	1	0.37mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,150	$1.16	24d	1	0.37mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	24d	1	0.91mi
328 Bellair Rd Fort Myers, FL	2.0	1.0	900	$1,500	$1.67	24d	1	0.99mi
141 Schneider Dr Fort Myers, FL	3.0	2.0	1048	$2,500	$2.39	24d	1	0.99mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	15d	1	1.09mi
4724 Tice St Fort Myers, FL	2.0	1.0	890	$1,100	$1.24	17d	1	1.14mi
326 Chattanooga Dr Fort Myers, FL	2.0	1.0	895	$1,475	$1.65	22d	1	1.17mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	4d	1	1.20mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	20d	1	1.20mi
580 Thomas Ave Fort Myers, FL	2.0	1.0	900	$1,200	$1.33	24d	1	1.25mi
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	24d	1	1.32mi
319 Montgomery Ave Fort Myers, FL	3.0	1.0	978	$1,300	$1.33	15d	1	1.48mi

HOA detail condo

• Monthly dues: $461 · $5,532/yr
• Likely covers: watersewercablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-17
   days on market $118,900 Active 68 DOM
2. 2026-06-16
   days on market $118,900 Active 67 DOM
3. 2026-06-15
   days on market $118,900 Active 66 DOM
4. 2026-06-13
   days on market $118,900 Active 64 DOM
5. 2026-06-10
   days on market $118,900 Active 61 DOM
6. 2026-06-09
   days on market $118,900 Active 60 DOM
7. 2026-06-07
   days on market $118,900 Active 58 DOM
8. 2026-06-03
   days on market $118,900 Active 54 DOM
9. 2026-06-02
   days on market $118,900 Active 53 DOM
10. 2026-06-01
    days on market $118,900 Active 52 DOM
11. 2026-06-01
    days on market $118,900 Active 51 DOM
12. 2026-05-11
    price $118,900
13. 2026-04-09
    listed $125,000 Active
14. 2019-06-05
    soldstatus $95,000 Sold 1323-char remark

    Show marketing remark (1323 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Nice View * Hard To Find Such A Nicely Updated & Remodeled Unit At This Price * Beautiful Kitch w/ New 42" Cab, Granite, SS App, Tile, Light Fix * Fresh Paint & New Carpet * Updated Bath Rms * Inside Laund Rm w/ Pantry * Shows Like A Model * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Pickleball, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $864 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

15. 2019-04-26
    status Pending 1323-char remark

    Show marketing remark (1323 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Nice View * Hard To Find Such A Nicely Updated & Remodeled Unit At This Price * Beautiful Kitch w/ New 42" Cab, Granite, SS App, Tile, Light Fix * Fresh Paint & New Carpet * Updated Bath Rms * Inside Laund Rm w/ Pantry * Shows Like A Model * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Pickleball, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $864 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

16. 2019-04-02
    listed $92,500 Active 1323-char remark

    Show marketing remark (1323 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Nice View * Hard To Find Such A Nicely Updated & Remodeled Unit At This Price * Beautiful Kitch w/ New 42" Cab, Granite, SS App, Tile, Light Fix * Fresh Paint & New Carpet * Updated Bath Rms * Inside Laund Rm w/ Pantry * Shows Like A Model * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Pickleball, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $864 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

17. 2014-09-19
    price $55,000 1307-char remark

    Show marketing remark (1307 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Needs Updating & A Few Minor Repairs - Priced Accordingly * Priced Low Enough To Be Able To Fix It Up To Your Taste Or Keep It The Same For An Affordable Winter Getaway * Sold AS-IS * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Newly Renovated Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $834 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

18. 2014-09-19
    soldstatus $50,000 1307-char remark

    Show marketing remark (1307 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Needs Updating & A Few Minor Repairs - Priced Accordingly * Priced Low Enough To Be Able To Fix It Up To Your Taste Or Keep It The Same For An Affordable Winter Getaway * Sold AS-IS * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Newly Renovated Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $834 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

19. 2014-07-22
    listed $50,000 1307-char remark

    Show marketing remark (1307 chars)

    2nd Floor Unit w/ Scrn Balcony w/ Storage * Inside Laund Rm w/ Pantry & Full Size Wash/Dry * Needs Updating & A Few Minor Repairs - Priced Accordingly * Priced Low Enough To Be Able To Fix It Up To Your Taste Or Keep It The Same For An Affordable Winter Getaway * Sold AS-IS * Quick Occp OK * Pine Ridge Is A Very Well Maintained Gated 55+ Community w/ Park-Like Grounds w/ Many Large Trees & Beautiful Green Areas * PR Consists Of 2 & 3 Story Condos & Attached & Detached Villas (Some Villas Have A 1 Car Gar) * Newly Renovated Clubhouse Overlooks A 20+ Acre Lake w/ 2 Lighted Fountains & Is Surrounded By A Lighted Walk/Bike Path w/ Park Benches * Bike Racks & BBQ Areas Are Located Throughout * Amenities Incl, Tennis, Large Sun Deck w/ Heated Pool & Spa, Shuffleboard, Bocce Ball, Car Washing Area & Plenty Of Guest Parking! * Pine Ridge Has On-Site Manger That Is Over-Seen By The Resident Controlled Condo Assoc * The Quarterly Condo Fee Of $834 Includes: Water/Sewer, Basic Cable, Lawn Care, Exterior Maint & Much More * Pine Ridge Offers Easy Access To I-75, Shopping, Restaurants, & All That SWFL Has To Offer * Pine Ridge Must Be Seen To Appreciate The Incredible Value Offered At Such A Low Price!

ⓘ 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 4/10 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: $23,358
• − Mortgage interest: −$6,660
• − Property taxes: −$1,784
• − Insurance: −$594
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$5,532
• − Depreciation: −$3,459
• Taxable income: $1,592
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,679/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 — Tice

• Score: 67/100
• State rank: #552
• US rank: #10424

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F 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
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+137.8% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $118,900 FORTMLS
• 2026-04-09 Listed $125,000 FORTMLS
• 2019-06-05 Sold (MLS) $95,000 FORTMLS
• 2019-04-26 Pending — FORTMLS
• 2019-04-02 Listed $92,500 FORTMLS
• 2014-09-19 Sold (MLS) $50,000 FORTMLS
• 2014-09-19 Price Changed $55,000 FORTMLS
• 2014-07-22 Listed $50,000 FORTMLS