8321 Everly Preserve Dr · Fort Myers, FL 33971

$264,999

3 bd · 2.5 ba · 1,463 sqft · Land · 117 Days on market

Built 2025 $158/mo HOA · 7% of rent ↓ 55% since listing

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This tastefully designed townhouse presents a harmonious blend of contemporary and practical features. Spanning a generous 1,463 square feet, the residence includes three spacious bedrooms and two-and-a-half baths, ensuring comfortable living quarters for families or shared accommodations. The home is adorned with sleek quartz countertops, adding a touch of elegance and resilience in kitchen and bathroom spaces. Vinyl flooring runs throughout the main areas, known for its durability, ease of maintenance, and modern aesthetic appeal. In contrast, plush carpeting enhances the comfort levels of all bedrooms, offering a cozy retreat at day's end. This thoughtfully constructed townhome not only

Key facts

• Quartz countertops
• Vinyl flooring
• Plush carpeting

Tags

• QUARTZ COUNTERTOPS
• VINYL FLOORING
• PLUSH CARPETING

Property features AI

Finance

• Other: Property located on a cul-de-sac on a paved road; Lot has preserve view and reclaimed irrigation; Developer-sourced lot dimensions
• HOA & community: Mandatory HOA; Monthly HOA fee; Professional management; HOA covers recreation facilities, street lights, and manager services; Community amenities include park, pool, exercise room, play area, internet access and underground utilities; One-time mandatory club fee; One-time other fee; Total annual recurring and one-time fees apply

Exterior

• Parking: 1 assigned parking space; Driveway (paved); Attached 1-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 2-story; Rear exposure faces northeast; Located in the Asher Park development; Gated community
• Construction: Built in 2025; Concrete block and wood frame construction; Stucco exterior; Shingle roof; Single-hung windows; Architectural restrictions
• Exterior features: Patio; Room for pool; Automatic sprinkler system; Shutters

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; First-floor bedroom; Split bedroom layout
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Heat pump heating; Central electric cooling
• Interior features: High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Open porch/lanai; Home automation
• Laundry & utility: Laundry in residence; Washer/dryer hookup; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $265k.

Deal economics

• At list price, monthly cash flow is $42 ($506/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.2% below list).
• Recommended offer: $222k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% 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: Treeline Elementary School (math 51% / reading 51%, grade C-, #1,043 of 2,144 statewide, top 49%, 1,135 students, 46% FRL); Gateway High School (math 39% / reading 48%, grade F, #248 of 667 statewide, top 38%, 1,981 students, 50% FRL).
• Market conditions: Rents falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $8k 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 117 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9364% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $222,108 (16.2% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.9

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-46,806
• Equity at exit: $39,512

10-year hold

• IRR: -17.7%
• Equity multiple: 0.16×
• Total profit: $-62,618
• Equity at exit: $22,912

Cash invested: $74,200 (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 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$110
• HOA: −$158
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $42

Break-even live

Break-even rent $2,168

Max offer price $264,999

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $117	+0% $42	+5% $-33	+10% $-108
Rent	-10% $-133	-5% $-46	+0% $42	+5% $130	+10% $218
Rate	-1.0pp $176	-0.5pp $110	base $42	+0.5pp $-27	+1.0pp $-96

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8369 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1513	$1,995	$1.32	4d	1	0.06mi
8417 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1500	$3,500	$2.33	24d	1	0.09mi
8441 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1463	$1,200	$0.82	24d	1	0.11mi
11162 Sunset Preserve Dr Lehigh Acres, FL	3.0	2.0	1614	$2,300	$1.43	24d	1	0.11mi
8035 Cedar Key Way Lehigh Acres, FL	4.0	2.0	1560	$2,199	$1.41	11d	1	0.20mi
8029 Cedar Key Way Lehigh Acres, FL	4.0	2.0	1560	$2,199	$1.41	4d	1	0.20mi
11205 Colonial Gateway Dr Fort Myers, FL	1.0–4.0	1.0–3.0	1375	$2,734	$1.99	2d	44	0.23mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$2,559	$2.49	2d	106	0.63mi
11744 Eros Rd Lehigh Acres, FL	2.0	2.5	1520	$1,995	$1.31	24d	1	0.67mi
8585 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,650	$1.14	24d	1	0.78mi
8567 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.78mi
8649 Athena Ct Lehigh Acres, FL	2.0	2.5	1445	$1,750	$1.21	24d	1	0.79mi
8541 Athena Ct Lehigh Acres, FL	2.0	2.5	1143	$1,600	$1.40	24d	1	0.79mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	12d	1	1.14mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	1.14mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	1.14mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	24d	1	1.21mi
10131 Soltura Dr Fort Myers, FL	1.0–3.0	1.0–2.0	992	$2,361	$2.38	2d	9	1.22mi
5349 29th St SW Lehigh Acres, FL	3.0	2.0	1220	$1,850	$1.52	4d	1	1.23mi
5347 29th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	22d	1	1.25mi
5345 29th St SW Lehigh Acres, FL	3.0	2.0	1196	$1,595	$1.33	22d	1	1.25mi
10501 Plain Sight Pkwy Fort Myers, FL	3.0–4.0	2.5	1921	$2,224	$1.16	2d	14	1.26mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	24d	1	1.27mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	24d	1	1.28mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	24d	1	1.31mi
7500 Omni Ln Fort Myers, FL	1.0–3.0	1.0–2.0	865	$1,724	$1.99	2d	11	1.35mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,595	$1.26	24d	2	1.36mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	4d	1	1.36mi
12001 Rock Brook Run #1903 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	4d	1	1.38mi
10030 Salina St Fort Myers, FL	3.0	3.0	1629	$2,300	$1.41	24d	1	1.38mi
5317 30th St SW Lehigh Acres, FL	3.0	2.0	1600	$1,650	$1.03	4d	1	1.38mi
5318 28th St SW Lehigh Acres, FL	3.0	2.0	1200	$1,825	$1.52	16d	1	1.39mi
5319 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.39mi
5319 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,300	$1.12	4d	1	1.39mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,300	$1.12	4d	1	1.39mi
5317 27th St SW Lehigh Acres, FL	3.0	2.0	1156	$1,425	$1.23	24d	1	1.39mi
3175 Antica St Fort Myers, FL	3.0	2.5	1629	$1,850	$1.14	15d	1	1.40mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	12d	1	1.41mi
12011 Rock Brook Run #2003 Fort Myers, FL	2.0	2.5	1344	$1,650	$1.23	16d	1	1.41mi
12010 Rock Brook Run #1704 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	22d	1	1.41mi

HOA detail

• Monthly dues: $158 · $1,896/yr

Listing history 13 events

1. 2026-05-04
   status Pending
2. 2026-04-10
   price $264,999
3. 2026-03-13
   price $269,999
4. 2026-03-06
   price $274,999
5. 2026-02-17
   price $277,999
6. 2026-02-06
   price $274,999
7. 2026-01-29
   price $278,190
8. 2026-01-27
   status Active
9. 2026-01-24
   historical $2,800
10. 2026-01-22
    listed $2,800
11. 2026-01-05
    status Pending
12. 2025-12-16
    listed $280,990 Active
13. 2025-10-16
    soldstatus $582,800

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,546/yr (+$129/mo · 236.8%)

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

Taxation est. · year 1

• Rental income: $26,653
• − Mortgage interest: −$14,844
• − Property taxes: −$653
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$1,896
• − Depreciation: −$7,709
• Taxable loss: −$4,039
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $1,475/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

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% 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: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• 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

-54.5% since first listed

13 events — show timeline

• 2026-05-04 Pending — NAPLESMLS
• 2026-04-10 Price Changed $264,999 NAPLESMLS
• 2026-03-13 Price Changed $269,999 NAPLESMLS
• 2026-03-06 Price Changed $274,999 NAPLESMLS
• 2026-02-17 Price Changed $277,999 NAPLESMLS
• 2026-02-06 Price Changed $274,999 NAPLESMLS
• 2026-01-29 Price Changed $278,190 NAPLESMLS
• 2026-01-27 Relisted — NAPLESMLS
• 2026-01-24 Rental Removed $2,800 TURBOTENANT
• 2026-01-22 Listed for Rent $2,800 TURBOTENANT
• 2026-01-05 Pending — NAPLESMLS
• 2025-12-16 Listed $280,990 NAPLESMLS
• 2025-10-16 Sold (Public Records) $582,800 Public Records

Property tax history

+96.4%/yr

Latest (2025): $653 · +96.4% YoY. Source: county tax records.