9311 Lennex Ln · Cypress Lake, FL 33919

$179,000

2 bd · 2.0 ba · 921 sqft · SingleFamily public records · 10 Days on market

Built 1982 1,045 sqft lot Est $201k · 11% under $179/mo HOA · 10% 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 +15.0/30.0
• ARV discount +12.4/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• 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 MLS

Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

Key facts

• Pickleball courts
• Screened-in lanai
• Tennis courts

Tags

• NEWER LAMINATE FLOORING
• VAULTED CEILINGS
• SCREENED-IN LANAI
• PRIMARY BATH VANITY
• PICKLEBALL COURTS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-12 ($-148/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (2.5% below list).
• Recommended offer: $174k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 1.7% 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); 628 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $174,436 (2.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.97% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $200,778
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 S Pointe Blvd #231	0.22mi	2/1.0	812 (-12%)	18mo	$177,000	$218	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.31×
• Total profit: $-34,782
• Equity at exit: $26,689

10-year hold

• IRR: -24.0%
• Equity multiple: -0.01×
• Total profit: $-50,564
• Equity at exit: $15,477

Cash invested: $50,120 (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: 628
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$939
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$179
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-12

Break-even live

Break-even rent $1,760

Max offer price $176,824

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $38	+0% $-12	+5% $-63	+10% $-114
Rent	-10% $-150	-5% $-81	+0% $-12	+5% $57	+10% $125
Rate	-1.0pp $78	-0.5pp $33	base $-12	+0.5pp $-59	+1.0pp $-106

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9313 Lennex Ln Fort Myers, FL	2.0	2.0	808	$1,550	$1.92	25d	1	0.04mi
9391 Lennex Ln Fort Myers, FL	2.0	2.0	888	$2,500	$2.82	25d	1	0.16mi
6300 S Pointe Blvd Fort Myers, FL	2.0	2.0	884	$1,500	$1.70	4d	1	0.19mi
9261 Central Park Dr #206 Fort Myers, FL	2.0	2.0	808	$1,450	$1.79	22d	1	0.30mi
6124 Principia Dr #2 Fort Myers, FL	3.0	1.0	897	$1,400	$1.56	17d	1	0.32mi
6182 Principia Dr #4 Fort Myers, FL	3.0	1.0	897	$1,345	$1.50	25d	1	0.35mi
6617 Warwick Cir Fort Myers, FL	2.0	1.0	817	$1,350	$1.65	25d	1	0.42mi
6671 Fiesta Way Fort Myers, FL	3.0	2.0	1038	$2,300	$2.22	17d	1	0.48mi
13661 Julias Way #1323 Fort Myers, FL	2.0	2.0	1125	$1,545	$1.37	25d	1	0.50mi
6753a Lake McGregor Cir Unit 1 Fort Myers, FL	2.0	2.0	846	$1,425	$1.68	25d	1	0.60mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,838	$1.56	4d	22	0.62mi
6308 Panther Ln Fort Myers, FL	2.0	1.5–2.0	1180	$1,638	$1.39	25d	1	0.62mi
4612 Flagship Dr Fort Myers, FL	2.0	2.0	1340	$2,625	$1.96	25d	2	0.65mi
8910 College Pointe Ct Fort Myers, FL	1.0–3.0	1.0–2.0	1076	$1,986	$1.85	3d	18	0.67mi
9025 Colby Dr Fort Myers, FL	2.0	1.0–2.0	971	$2,700	$2.78	25d	2	0.68mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$2,748	$2.44	25d	2	0.68mi
13780 Julias Way Fort Myers, FL	2.0	2.0	1125	$2,748	$2.44	20d	2	0.68mi
9055 Colby Dr #2221 Fort Myers, FL	2.0	2.0	1025	$1,599	$1.56	4d	1	0.69mi
9000 Colby Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1078	$1,896	$1.76	25d	9	0.72mi
6815 Sandtrap Dr #117 Fort Myers, FL	2.0	2.0	1023	$1,700	$1.66	4d	1	0.73mi
12515 McGregor Blvd #104 Fort Myers, FL	1.0	1.0	701	$1,600	$2.28	25d	1	0.74mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	21d	3	0.75mi
4240 Steamboat Bnd Fort Myers, FL	1.0–2.0	1.0–2.0	976	$5,500	$5.63	25d	3	0.75mi
12501 McGregor Blvd #23 Fort Myers, FL	2.0	2.0	1080	$1,395	$1.29	4d	1	0.78mi
12501 McGregor Blvd Fort Myers, FL	2.0	2.0	1083	$1,948	$1.80	25d	2	0.78mi
1316 Sandtrap Dr Fort Myers, FL	2.0	2.0	1120	$1,550	$1.38	25d	1	0.78mi
6725 Winkler Rd Unit C203 Fort Myers, FL	2.0	2.0	1083	$1,700	$1.57	25d	1	0.79mi
12491 McGregor Blvd Unit 1546160P Fort Myers, FL	2.0	2.0	1076	$2,029	$1.89	17d	1	0.79mi
12471 McGregor Blvd #10 Fort Myers, FL	2.0	2.0	1111	$1,350	$1.22	25d	1	0.79mi
8396 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	25d	1	0.82mi
8384 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	17d	1	0.84mi
8384 S Haven Ln Fort Myers, FL	2.0	2.0	987	$1,650	$1.67	4d	1	0.84mi
9601 Bay Harbor Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1234	$1,685	$1.37	3d	18	0.85mi
5820 Algiers St Fort Myers, FL	3.0	3.0	935	$1,899	$2.03	25d	1	0.97mi
13351 Greengate Blvd #417 Fort Myers, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.01mi
5959 Winkler Rd #103 Fort Myers, FL	2.0	2.0	1084	$1,650	$1.52	25d	1	1.01mi
13331 Greengate Blvd Unit 527 Fort Myers, FL	2.0	2.0	1100	$1,550	$1.41	4d	1	1.02mi
6777 Winkler Rd #174 Fort Myers, FL	2.0	1.0	972	$1,395	$1.44	15d	1	1.12mi
6777 Winkler Rd #168 Fort Myers, FL	1.0	1.0	679	$1,200	$1.77	4d	1	1.13mi
864 Courtington Ln #3 Fort Myers, FL	2.0	1.5	998	$1,600	$1.60	25d	1	1.18mi

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: pool

Listing history 18 events

1. 2026-04-17
   status Pending
2. 2026-04-07
   listed $179,000 Active
3. 2023-06-21
   soldstatus $219,000
4. 2023-06-15
   soldstatus $219,000 Closed 218-char remark

   Show marketing remark (218 chars)

   Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

5. 2023-04-26
   status Pending 218-char remark

   Show marketing remark (218 chars)

   Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

6. 2023-04-06
   status Active 218-char remark

   Show marketing remark (218 chars)

   Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

7. 2023-01-22
   status Pending 218-char remark

   Show marketing remark (218 chars)

   Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

8. 2023-01-18
   listed $219,000 Active 218-char remark

   Show marketing remark (218 chars)

   Nice Villa in Compass pointe . Vaulted ceilings , spacious family room , laundry inside, large screened lanai. Split bedrooms . Community pool and enjoy close proximity to shopping and restaurants. Well cared for unit.

9. 2015-03-02
   price $64,900 146-char remark

   Show marketing remark (146 chars)

   Cute 2/2 villa in Compass Pointe villas with screened lanai, laundry in the residence, screened lanai, covered parking and extra storage building.

10. 2008-12-03
    soldstatus $65,000 146-char remark

    Show marketing remark (146 chars)

    Cute 2/2 villa in Compass Pointe villas with screened lanai, laundry in the residence, screened lanai, covered parking and extra storage building.

11. 2005-10-10
    soldstatus $160,000
12. 2005-09-30
    soldstatus $160,000
13. 2005-09-23
    price $180,000
14. 2004-09-02
    soldstatus $102,400
15. 2004-06-24
    soldstatus $102,400
16. 2002-09-26
    soldstatus $73,600
17. 1985-07-01
    soldstatus $60,000
18. 1983-08-01
    soldstatus $53,600

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,932
• − Mortgage interest: −$10,027
• − Property taxes: −$1,580
• − Insurance: −$1,692
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$2,148
• − Depreciation: −$5,207
• Taxable loss: −$3,071
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $589/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

+234.0% since first listed

18 events — show timeline

• 2026-04-17 Pending — FORTMLS
• 2026-04-07 Listed $179,000 FORTMLS
• 2023-06-21 Sold (Public Records) $219,000 Public Records
• 2023-06-15 Sold (MLS) $219,000 FORTMLS
• 2023-04-26 Pending — FORTMLS
• 2023-04-06 Relisted — FORTMLS
• 2023-01-22 Pending — FORTMLS
• 2023-01-18 Listed $219,000 FORTMLS
• 2015-03-02 Price Changed $64,900 FORTMLS
• 2008-12-03 Sold (MLS) $65,000 FORTMLS
• 2005-10-10 Sold (Public Records) $160,000 Public Records
• 2005-09-30 Sold (MLS) $160,000 FORTMLS
• 2005-09-23 Price Changed $180,000 FORTMLS
• 2004-09-02 Sold (Public Records) $102,400 Public Records
• 2004-06-24 Sold (MLS) $102,400 FORTMLS
• 2002-09-26 Sold (Public Records) $73,600 Public Records
• 1985-07-01 Sold (Public Records) $60,000 Public Records
• 1983-08-01 Sold (Public Records) $53,600 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,580 · -20.4% YoY. Source: county tax records.