8446 Sumner Ave · Cypress Lake, FL 33908

$465,000

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 86 Days on market

Built 2011 7,013 sqft lot Est $672k · 31% under $335/mo HOA · 7% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Picturesque 3BD 2BA Open Floor plan in Catalina Isles. This home offers many upgrades - including built-in cabinetry with electric fireplace and wine cooler; custom walk-in closet and newer wood like floors in Master Bedroom, and a spacious paver patio in a tropical setting. The airy Kitchen and Great Room welcome entertaining of family and friends that may extend into the lanai and open patio. Plantation shutters add to the charm along with a fully screened front door allowing the cool breeze to flow through. This Community offers low HOA fees, pool, playground, exercise room, basic cable, security, and lawn maintenance. We invite you to see it today!

Key facts

• Near shopping
• Open living areas
• Serene primary suite

Tags

• OPEN LIVING AREAS
• BEAUTIFULLY APPOINTED KITCHEN
• SERENE PRIMARY SUITE
• FLEXIBILITY FOR GUESTS
• NEAR FINE DINING
• NEAR SHOPPING

Property features AI

Finance

• Other: Property type: Residential; Development: Catalina Isles; Zoning: RPD; Lot is approximately 0.161 acre (regular lot); Restrictions include architectural, deeded, no RV
• HOA & community: Mandatory HOA (gated community); Monthly master HOA fee of $335 (total annual recurring fees $4,020); One-time fees totaling $550; Professional management; HOA covers irrigation water, lawn/land maintenance, manager, pest control (exterior), street lights and maintenance, legal/accounting; Community amenities: community pool, community room, exercise room, play area, BBQ/picnic area, underground utilities, streetlights

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Utilities: Central water; Central sewer; Cable available
• Home design: Single-family residence; 1 story / ranch, traditional style; Rear exposure faces west
• Construction: Concrete block construction; Stucco exterior; Tile roof; Built in 2011; Foundation and lot are regular, paved road access
• Exterior features: Patio; Room suitable for pool; Automatic sprinkler system; Shutters

Interior

• Kitchen: Pantry; Breakfast bar; Range; Microwave; Dishwasher; Disposal; Refrigerator/Freezer
• Bedrooms: 3 bedrooms; Master bedroom on ground level; Split bedroom floor plan
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / high-speed internet available; Foyer; Pantry; Smoke detectors; Tray and vaulted ceilings; Walk-in closet(s); Window coverings; Open porch / screened lanai; Family room and great room; Guest room and guest bath
• Laundry & utility: Laundry in residence; Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $452k (2.8% below list).
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $437k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: cost of living A+, housing A+, health & safety 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.
• 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 soft (-1.2%/yr); 1251 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $4,684/mo this rent would consume 75% of the median local household income ($75k/yr) (locally 1944% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 86 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 2 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 $265k; list at $465k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $437,100 (6.0% 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 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 1.01% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $672,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16436 Willowcrest Way	0.42mi	3/2.0	1,853 (+1%)	6mo	$769,900	$415	73
16404 Willowcrest Way	0.42mi	3/2.0	1,781 (-2%)	11mo	$470,000	$264	67
16320 Willowcrest Way	0.48mi	3/2.0	1,763 (-4%)	10mo	$635,000	$360	64
16499 Edgemont Dr	0.39mi	2/2.0 (-1)	1,949 (+7%)	3mo	$740,000	$380	63
9229 Garden Pointe	0.66mi	3/2.0	1,773 (-3%)	2mo	$541,000	$305	62
8519 Colony Trace Dr	0.64mi	3/2.0	1,937 (+6%)	2mo	$380,000	$196	59
16384 Willowcrest Way	0.47mi	2/2.0 (-1)	1,763 (-4%)	15mo	$757,500	$430	55
16445 Edgemont Dr	0.34mi	3/2.0	2,003 (+10%)	16mo	$737,000	$368	54
16488 Crown Arbor Way	0.32mi	2/2.0 (-1)	2,000 (+10%)	18mo	$559,000	$280	50
16676 Wellington Lakes Cir	0.44mi	3/2.0	1,565 (-14%)	17mo	$489,000	$312	42
16227 Crown Arbor Way	0.71mi	3/2.0	2,036 (+11%)	17mo	$760,000	$373	33
8802 New Castle Dr	0.70mi	3/2.0	2,023 (+11%)	20mo	$759,000	$375	33

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-93,320
• Equity at exit: $69,333

10-year hold

• IRR: -26.5%
• Equity multiple: -0.06×
• Total profit: $-138,625
• Equity at exit: $40,205

Cash invested: $130,200 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1251
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,684 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$380 /mo · $4,558/yr
• Insurance: −$194
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$335
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $-73

Break-even live

Break-even rent $4,777

Max offer price $452,082

Occupancy floor 97%

Sensitivity live

Price	-10% $190	-5% $58	+0% $-73	+5% $-205	+10% $-336
Rent	-10% $-443	-5% $-258	+0% $-73	+5% $112	+10% $297
Rate	-1.0pp $161	-0.5pp $45	base $-73	+0.5pp $-194	+1.0pp $-316

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1498	$6,300	$4.21	18d	1	0.24mi
17006 Middlebrook Ct Fort Myers, FL	2.0	2.0	1247	$6,300	$5.05	16d	1	0.24mi
16320 Willowcrest Way Fort Myers, FL	2.0	2.0	1751	$8,700	$4.97	16d	1	0.50mi
9240 Willowcrest Ct Fort Myers, FL	2.0	2.0	1752	$8,500	$4.85	16d	1	0.57mi
17020 Willowcrest Way Fort Myers, FL	2.0–3.0	2.0	1344	$6,300	$4.69	18d	2	0.58mi
9240 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$6,600	$4.17	25d	1	0.58mi
9190 Southmont Cv #309 Fort Myers, FL	3.0	2.0	1331	$6,500	$4.88	3d	1	0.58mi
9250 Bayberry Bnd #202 Fort Myers, FL	2.0	2.0	1669	$4,950	$2.97	16d	1	0.59mi
9241 Bayberry Bnd #103 Fort Myers, FL	3.0	2.0	1584	$4,725	$2.98	16d	1	0.62mi
9201 Bayberry Bnd #103 Fort Myers, FL	2.0	2.0	1724	$3,500	$2.03	25d	1	0.62mi
9170 Southmont Cv Fort Myers, FL	2.0–3.0	2.0	1358	$6,300	$4.64	16d	1	0.67mi
16491 Millstone Cir #207 Fort Myers, FL	2.0	2.0	1348	$2,000	$1.48	16d	1	0.72mi
16481 Millstone Cir #207 Fort Myers, FL	3.0	2.0	1348	$2,700	$2.00	25d	1	0.74mi
8549 S Lake Cir Fort Myers, FL	3.0	2.0	2091	$3,500	$1.67	25d	1	0.76mi
9140 Southmont Cv #102 Fort Myers, FL	3.0	2.0	1331	$2,500	$1.88	16d	1	0.77mi
17120 Bridgestone Ct #104 Fort Myers, FL	2.0	2.0	1282	$2,400	$1.87	25d	1	0.89mi
11848 Bayport Ln #2002 Fort Myers, FL	3.0	2.0	1661	$2,200	$1.32	25d	1	0.95mi
8986 Greenwich Hills Way #201 Fort Myers, FL	2.0	2.0	2040	$5,200	$2.55	25d	1	1.08mi
15250 Sonoma Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1252	$2,365	$1.89	5d	31	1.30mi
3705 Stoneridge Ct Fort Myers, FL	3.0	2.0	2200	$3,500	$1.59	21d	1	1.35mi
15800 Portofino Springs Blvd #102 Fort Myers, FL	3.0	2.5	1761	$2,500	$1.42	25d	1	1.47mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: electriccablepoolsecurity

Listing history 20 events

1. 2026-06-22
   days on market $465,000 Active 86 DOM
2. 2026-06-17
   days on market $465,000 Active 82 DOM
3. 2026-06-16
   days on market $465,000 Active 81 DOM
4. 2026-06-15
   days on market $465,000 Active 80 DOM
5. 2026-06-13
   days on market $465,000 Active 78 DOM
6. 2026-06-10
   days on market $465,000 Active 75 DOM
7. 2026-06-09
   days on market $465,000 Active 74 DOM
8. 2026-06-07
   days on market $465,000 Active 72 DOM
9. 2026-06-03
   days on market $465,000 Active 68 DOM
10. 2026-06-02
    days on market $465,000 Active 67 DOM
11. 2026-06-01
    days on market $465,000 Active 66 DOM
12. 2026-06-01
    days on market $465,000 Active 65 DOM
13. 2026-03-27
    listed $465,000 Active
14. 2014-09-16
    soldstatus $265,000
15. 2014-09-15
    price $273,000 660-char remark

    Show marketing remark (660 chars)

    Picturesque 3BD 2BA Open Floor plan in Catalina Isles. This home offers many upgrades - including built-in cabinetry with electric fireplace and wine cooler; custom walk-in closet and newer wood like floors in Master Bedroom, and a spacious paver patio in a tropical setting. The airy Kitchen and Great Room welcome entertaining of family and friends that may extend into the lanai and open patio. Plantation shutters add to the charm along with a fully screened front door allowing the cool breeze to flow through. This Community offers low HOA fees, pool, playground, exercise room, basic cable, security, and lawn maintenance. We invite you to see it today!

16. 2014-09-15
    soldstatus $265,000 660-char remark

    Show marketing remark (660 chars)

    Picturesque 3BD 2BA Open Floor plan in Catalina Isles. This home offers many upgrades - including built-in cabinetry with electric fireplace and wine cooler; custom walk-in closet and newer wood like floors in Master Bedroom, and a spacious paver patio in a tropical setting. The airy Kitchen and Great Room welcome entertaining of family and friends that may extend into the lanai and open patio. Plantation shutters add to the charm along with a fully screened front door allowing the cool breeze to flow through. This Community offers low HOA fees, pool, playground, exercise room, basic cable, security, and lawn maintenance. We invite you to see it today!

17. 2014-08-10
    listed $265,000 660-char remark

    Show marketing remark (660 chars)

    Picturesque 3BD 2BA Open Floor plan in Catalina Isles. This home offers many upgrades - including built-in cabinetry with electric fireplace and wine cooler; custom walk-in closet and newer wood like floors in Master Bedroom, and a spacious paver patio in a tropical setting. The airy Kitchen and Great Room welcome entertaining of family and friends that may extend into the lanai and open patio. Plantation shutters add to the charm along with a fully screened front door allowing the cool breeze to flow through. This Community offers low HOA fees, pool, playground, exercise room, basic cable, security, and lawn maintenance. We invite you to see it today!

18. 2011-06-28
    soldstatus $205,000 148-char remark

    Show marketing remark (148 chars)

    Devon Pan offers open floorplan with great room, kitchen and dining room. Large Master Suite iwht alk-in closet and master bath with his/her vanity.

19. 2011-06-02
    price $209,145 148-char remark

    Show marketing remark (148 chars)

    Devon Pan offers open floorplan with great room, kitchen and dining room. Large Master Suite iwht alk-in closet and master bath with his/her vanity.

20. 2004-09-01
    soldstatus $4,044,200

ⓘ 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: $4,558 · $380/mo
• Projected year-2 tax: $4,558 · $380/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 9/10 Extreme FEMA zone AE · 99% 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: $56,211
• − Mortgage interest: −$26,047
• − Property taxes: −$4,558
• − Insurance: −$7,444
• − Repairs & maintenance: −$4,497
• − Management: −$4,497
• − HOA: −$4,020
• − Depreciation: −$13,527
• Taxable loss: −$8,379
• Est. tax savings @ 24.0%: +$2,011
• After-tax cash flow: $1,134/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

• County: Lee County · 788,662 people
• City population: 30,300
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

-88.5% since first listed

8 events — show timeline

• 2026-03-27 Listed $465,000 BEARMLS
• 2014-09-16 Sold (Public Records) $265,000 Public Records
• 2014-09-15 Sold (MLS) $265,000 FORTMLS
• 2014-09-15 Price Changed $273,000 FORTMLS
• 2014-08-10 Listed $265,000 FORTMLS
• 2011-06-28 Sold (MLS) $205,000 FORTMLS
• 2011-06-02 Price Changed $209,145 FORTMLS
• 2004-09-01 Sold (Public Records) $4,044,200 Public Records

Property tax history

+1.3%/yr

Latest (2025): $4,558 · +2.8% YoY. Source: county tax records.