14270 Hickory Links Ct #2125 · Fort Myers, FL 33912

$179,000

2 bd · 2.0 ba · 1,243 sqft · Condo public records · 90 Days on market

Built 1996 $1562/mo HOA · 49% 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).

• 1% rule +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GOLF, GOLF GOLF!! Just grab your iron and GO. This beautiful, financially sound, gated golfing community is waiting for you. Sip your wine and dine at Olde Hickory's restaurant and bar, after you play a few rounds. This golf course was designed by Ron Garl and is perfect for all handicapped levels, Great golf association for men and women. You can choose from 6 Tee boxes. May thru October reciprocal Golf priviledges are offered at numerous clubs in the area. Pickleball, Tennis, and swimming are just a few other fun activities to enjoy here when you are not in your 2 bedroom, 2 bath fully furnished Veranda. Back screen lanai overlooks Ron Garl designed golf course. All contents in condo stay for your enjoyment. * Quarterly dues are obtained for necessary pool service, landscaping, pest control, water, maintenance of the common areas, dryer vent cleaning, cleaning, AC drain lines and other operating costs. Reserves are included in the maintenance fees.

Key facts

• Guest wing
• Bamboo flooring
• $1,562 HOA

Tags

• BAMBOO FLOORING
• UPDATED PRIMARY SUITE
• GUEST WING
• SOPHISTICATED DINING ROOM

Property features AI

Finance

• Other: Community features: golf, gated, tennis courts, street lights; Pool: community
• Financial info: Community of 128 units
• HOA & community: Homeowners association (quarterly fees); Association amenities include clubhouse, fitness center, golf course, pickleball, pool, putting greens, restaurant, spa/hot tub, tennis courts and management; Association covers management, cable TV, golf, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, sewer, street lights, security, trash and water

Exterior

• Parking: Detached garage with garage door opener; 1 covered garage space
• Security: Gated community with security gate and guard; Security provided by association
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High-speed internet available
• Home design: 2-story property; Entry level: 2; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai and screened porch; Porch; Sprinkler/irrigation (automatic); Zero lot line; Private road with private maintenance; West exposure; Has view

Interior

• Kitchen: Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator; Freezer
• Bedrooms: Guest quarters
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Breakfast bar and breakfast area; High ceilings; Living/dining room; Pantry; Separate shower (shower only); Cable TV and high-speed internet available; Window treatments; Split bedrooms; Single hung and sliding windows
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (19.3% below list).
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $144k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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; 10 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 37% 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 $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

• It's been on market 90 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,454 (19.3% 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 90 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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?
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: 1.78% ✓
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.06×
• Total profit: $-46,973
• Equity at exit: $26,689

10-year hold

• IRR: -63.5%
• Equity multiple: -0.57×
• Total profit: $-78,526
• 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 33912

• Rents YoY: 0.9%
• Active inventory: 309
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$939
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$75
• HOA: −$1,562
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-196

Break-even live

Break-even rent $3,431

Max offer price $144,454

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-145	+0% $-196	+5% $-246	+10% $-297
Rent	-10% $-447	-5% $-321	+0% $-196	+5% $-70	+10% $56
Rate	-1.0pp $-105	-0.5pp $-150	base $-196	+0.5pp $-242	+1.0pp $-289

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14290 Hickory Links Ct #1915 Fort Myers, FL	2.0	2.0	1243	$4,000	$3.22	25d	1	0.09mi
14320 Bristol Bay Pl Unit 1546395P Fort Myers, FL	2.0	2.0	1097	$4,032	$3.68	17d	1	0.43mi
14571 Legends Blvd N Fort Myers, FL	2.0	2.0	1132	$2,175	$1.92	25d	2	0.57mi
8500 Legends Blvd #305 Fort Myers, FL	2.0	2.0	1096	$3,500	$3.19	25d	1	0.65mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	3d	1	0.68mi
14571 Legends Blvd N #106 Fort Myers, FL	2.0	2.0	1095	$2,500	$2.28	5d	1	0.79mi
13681 Admiral Ct Fort Myers, FL	3.0	2.0	1363	$2,250	$1.65	25d	1	1.35mi
15091 Bagpipe Way #101 Fort Myers, FL	2.0	2.0	1120	$7,000	$6.25	25d	1	1.43mi
14179 Georgian Cir Fort Myers, FL	1.0–3.0	1.0–2.0	887	$1,575	$1.77	5d	10	1.47mi
15121 Bagpipe Way #202 Fort Myers, FL	2.0	2.0	1110	$7,400	$6.67	12d	1	1.48mi

HOA detail condo

• Monthly dues: $1,562 · $18,744/yr
• Likely covers: waterlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-04-25
   price $179,000
2. 2026-02-27
   listed $192,000 Active
3. 2021-05-28
   soldstatus $170,000
4. 2021-05-25
   soldstatus $170,000 Closed 967-char remark

   Show marketing remark (967 chars)

   GOLF, GOLF GOLF!! Just grab your iron and GO. This beautiful, financially sound, gated golfing community is waiting for you. Sip your wine and dine at Olde Hickory's restaurant and bar, after you play a few rounds. This golf course was designed by Ron Garl and is perfect for all handicapped levels, Great golf association for men and women. You can choose from 6 Tee boxes. May thru October reciprocal Golf priviledges are offered at numerous clubs in the area. Pickleball, Tennis, and swimming are just a few other fun activities to enjoy here when you are not in your 2 bedroom, 2 bath fully furnished Veranda. Back screen lanai overlooks Ron Garl designed golf course. All contents in condo stay for your enjoyment. * Quarterly dues are obtained for necessary pool service, landscaping, pest control, water, maintenance of the common areas, dryer vent cleaning, cleaning, AC drain lines and other operating costs. Reserves are included in the maintenance fees.

5. 2021-05-12
   status Pending 967-char remark

   Show marketing remark (967 chars)

   GOLF, GOLF GOLF!! Just grab your iron and GO. This beautiful, financially sound, gated golfing community is waiting for you. Sip your wine and dine at Olde Hickory's restaurant and bar, after you play a few rounds. This golf course was designed by Ron Garl and is perfect for all handicapped levels, Great golf association for men and women. You can choose from 6 Tee boxes. May thru October reciprocal Golf priviledges are offered at numerous clubs in the area. Pickleball, Tennis, and swimming are just a few other fun activities to enjoy here when you are not in your 2 bedroom, 2 bath fully furnished Veranda. Back screen lanai overlooks Ron Garl designed golf course. All contents in condo stay for your enjoyment. * Quarterly dues are obtained for necessary pool service, landscaping, pest control, water, maintenance of the common areas, dryer vent cleaning, cleaning, AC drain lines and other operating costs. Reserves are included in the maintenance fees.

6. 2021-05-04
   listed $149,500 Active 967-char remark

   Show marketing remark (967 chars)

   GOLF, GOLF GOLF!! Just grab your iron and GO. This beautiful, financially sound, gated golfing community is waiting for you. Sip your wine and dine at Olde Hickory's restaurant and bar, after you play a few rounds. This golf course was designed by Ron Garl and is perfect for all handicapped levels, Great golf association for men and women. You can choose from 6 Tee boxes. May thru October reciprocal Golf priviledges are offered at numerous clubs in the area. Pickleball, Tennis, and swimming are just a few other fun activities to enjoy here when you are not in your 2 bedroom, 2 bath fully furnished Veranda. Back screen lanai overlooks Ron Garl designed golf course. All contents in condo stay for your enjoyment. * Quarterly dues are obtained for necessary pool service, landscaping, pest control, water, maintenance of the common areas, dryer vent cleaning, cleaning, AC drain lines and other operating costs. Reserves are included in the maintenance fees.

7. 2021-02-01
   historical
8. 2020-12-04
   price $129,900
9. 2020-10-14
   price $137,500
10. 2020-10-01
    price $139,500
11. 2020-09-22
    price $144,500
12. 2020-09-11
    price $147,500
13. 2020-09-11
    listed $144,500 Active
14. 2019-06-18
    historical
15. 2019-03-06
    price $134,999
16. 2019-01-18
    listed $136,500 Active
17. 2018-10-25
    historical
18. 2018-07-07
    price $136,500
19. 2018-04-29
    listed $139,000 Active
20. 2018-03-08
    historical
21. 2017-12-06
    price $139,900
22. 2017-10-24
    price $147,900
23. 2017-07-05
    listed $149,900 Active
24. 2017-02-02
    soldstatus $126,500
25. 2017-02-01
    price $126,500
26. 2017-01-31
    soldstatus $126,500 Sold
27. 2017-01-29
    price $134,900
28. 2017-01-22
    status Pending
29. 2017-01-09
    listed $134,900 Active
30. 2016-07-26
    historical
31. 2016-05-03
    listed $135,900 Active
32. 2016-04-06
    historical
33. 2015-11-04
    listed $138,900 Active
34. 2012-07-02
    soldstatus $110,000
35. 2012-06-26
    price $121,500
36. 2012-06-25
    soldstatus $110,000
37. 2002-05-06
    soldstatus $110,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 3 d/yr ≥107°F today · 15 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: $38,203
• − Mortgage interest: −$10,027
• − Property taxes: −$1,624
• − Insurance: −$895
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − HOA: −$18,744
• − Depreciation: −$5,207
• Taxable loss: −$4,406
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $-1,289/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

+62.7% since first listed

37 events — show timeline

• 2026-04-25 Price Changed $179,000 FORTMLS
• 2026-02-27 Listed $192,000 FORTMLS
• 2021-05-28 Sold (Public Records) $170,000 Public Records
• 2021-05-25 Sold (MLS) $170,000 FORTMLS
• 2021-05-12 Pending — FORTMLS
• 2021-05-04 Listed $149,500 FORTMLS
• 2021-02-01 Listing Removed — FORTMLS
• 2020-12-04 Price Changed $129,900 FORTMLS
• 2020-10-14 Price Changed $137,500 FORTMLS
• 2020-10-01 Price Changed $139,500 FORTMLS
• 2020-09-22 Price Changed $144,500 FORTMLS
• 2020-09-11 Price Changed $147,500 FORTMLS
• 2020-09-11 Listed $144,500 FORTMLS
• 2019-06-18 Listing Removed — FORTMLS
• 2019-03-06 Price Changed $134,999 FORTMLS
• 2019-01-18 Listed $136,500 FORTMLS
• 2018-10-25 Listing Removed — FORTMLS
• 2018-07-07 Price Changed $136,500 FORTMLS
• 2018-04-29 Listed $139,000 FORTMLS
• 2018-03-08 Listing Removed — FORTMLS
• 2017-12-06 Price Changed $139,900 FORTMLS
• 2017-10-24 Price Changed $147,900 FORTMLS
• 2017-07-05 Listed $149,900 FORTMLS
• 2017-02-02 Sold (Public Records) $126,500 Public Records
• 2017-02-01 Price Changed $126,500 FORTMLS
• 2017-01-31 Sold (MLS) $126,500 FORTMLS
• 2017-01-29 Price Changed $134,900 FORTMLS
• 2017-01-22 Pending — FORTMLS
• 2017-01-09 Listed $134,900 FORTMLS
• 2016-07-26 Listing Removed — FORTMLS
• 2016-05-03 Listed $135,900 FORTMLS
• 2016-04-06 Listing Removed — FORTMLS
• 2015-11-04 Listed $138,900 FORTMLS
• 2012-07-02 Sold (Public Records) $110,000 Public Records
• 2012-06-26 Price Changed $121,500 FORTMLS
• 2012-06-25 Sold (MLS) $110,000 FORTMLS
• 2002-05-06 Sold (Public Records) $110,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,624 · +3.6% YoY. Source: county tax records.