11354 Pond Cypress St · Fort Myers, FL 33913

$480,000

3 bd · 3.0 ba · 2,438 sqft · SingleFamily public records · 16 Days on market

Built 2007 7,405 sqft lot Est $539k · 11% under $400/mo HOA · 9% 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).

• ARV discount +12.4/15.0
• Cash flow +10.6/30.0
• 1% rule +4.3/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Original Owner. Quality built 4bed/3bath CBS home by popular GL Homes. Architectural features include ideal 3-way split floor plan, impressive 17'x6' foyer with coffered ceiling & sidelite entry and soaring 10' ceilings & 8' doors throughout. Kitchen has 42" cherry wood cabinetry with accent molding, large built-in pantry and breakfast nook with lake views. Master Bedroom features 2 walk-in closets & large trey ceiling. Master Bath has dual cherry vanities with granite counters, floor to ceiling tiled stall shower, large soaking tub and privacy toilet. The 3 bedrooms have adjacent baths while 4th bedroom is utilized as a Den. Laundry Room has new appliances, overhead

Key facts

• Built-in pantry
• 10 ceilings
• 17x6 foyer

Tags

• 3 WAY SPLIT FLOOR PLAN
• 17X6 FOYER
• COFFERED CEILING
• 10 CEILINGS
• 42 CHERRY WOOD CABINETRY
• BUILT-IN PANTRY

Property features AI

Finance

• Other: Pets allowed with possible breed restrictions; cats and dogs OK
• Financial info: Not a land lease property
• HOA & community: Part of Botanica Lakes Homeowners Association; HOA fee approximately $400 monthly; Association amenities include clubhouse, fitness center, pool (heated), spa/hot tub, tennis and pickleball courts, basketball court, playground, billiard and game rooms, recreation facilities, manager on site, bike storage, community room, kitchen facilities, maintained grounds, street lights, sidewalks, gated/security, internet included

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway; Paver block decorative driveway; Two covered parking spaces
• Security: Owned security system; Security gate with guard; Key card entry; On-site security/manager; Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: Public water; Public sewer; 200+ amp electric service with 220V in kitchen and laundry; Circuit breakers; Cable available; Underground utilities; Water and sewer available
• Home design: Single family residence; One story; Resale home; Faces east; Built by GL Homes, model Esplanade
• Construction: CBS construction; Tile roof; Slab foundation; Built area approximately 3,025 total / 2,438 living area (public records)
• Exterior features: Covered patio; Screened patio; Patio; Room for pool; Sidewalks; Private road frontage; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Kitchen island
• Bedrooms: Four bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Three full bathrooms on the main level
• Heating & cooling: Central heating (electric with heat strip); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; High ceilings; Kitchen island; Vaulted ceilings; Walk-in closets; Split bedroom layout with three-way split; Roman tub
• Laundry & utility: Laundry room with laundry tub; Washer/dryer hookups inside; Electric water heater (owned); Garbage disposal

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $439k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $444k (7.4% below list).
• Recommended offer: $439k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Market conditions: Rents flat; 811 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,443/mo this rent would consume 48% of the median local household income ($110k/yr) (locally 276% 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 16 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $240k; list at $480k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $438,747 (8.6% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $538,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10890 Stonington Ave	0.40mi	4/3.0 (+1)	2,408 (-1%)	4mo	$740,000	$307	71
11001 Castlereagh St	0.57mi	3/3.0	2,505 (+3%)	2mo	$745,000	$297	67
11548 Lakewood Preserve Pl	0.46mi	3/2.5	2,242 (-8%)	2mo	$490,000	$219	61
10267 Smokebush Ct	0.39mi	4/3.0 (+1)	2,484 (+2%)	15mo	$675,000	$272	61
11643 Riverstone Ln	0.47mi	3/2.5	2,242 (-8%)	7mo	$390,000	$174	57
11581 Riverstone Ln	0.55mi	3/2.5	2,242 (-8%)	4mo	$495,000	$221	56
11520 Foxbriar Ln	0.53mi	3/2.5	2,242 (-8%)	5mo	$490,000	$219	55
11530 Foxbriar Ln	0.53mi	3/2.5	2,242 (-8%)	6mo	$445,000	$198	54
11270 Pond Cypress St	0.16mi	4/3.0 (+1)	2,791 (+14%)	12mo	$430,000	$154	54
11800 Meadowrun Cir	0.32mi	2/2.0 (-1)	2,104 (-14%)	2mo	$550,000	$261	52
10907 Maitland Way	0.54mi	3/2.0	2,107 (-14%)	4mo	$610,000	$290	46
10911 Glenhurst St	0.67mi	3/3.0	2,171 (-11%)	10mo	$409,000	$188	42

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 · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-103,781
• Equity at exit: $71,570

10-year hold

• IRR: -28.1%
• Equity multiple: -0.14×
• Total profit: $-152,783
• Equity at exit: $41,502

Cash invested: $134,400 (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 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,443 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$626 /mo · $7,514/yr
• Insurance: −$200
• HOA: −$400
• Vacancy / Maint / Mgmt: −$933
• Net cashflow: $-234

Break-even live

Break-even rent $4,738

Max offer price $438,747

Occupancy floor —

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	23d	1	0.19mi
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	23d	1	0.26mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	23d	1	0.40mi
12016 Five Waters Cir Fort Myers, FL	3.0	2.0	1646	$4,500	$2.73	23d	1	0.42mi
10298 Barberry Ln Unit 10298 Fort Myers, FL	4.0	3.0	2639	$3,500	$1.33	23d	1	0.46mi
11593 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1985	$2,800	$1.41	23d	1	0.48mi
11654 Riverstone Ln Fort Myers, FL	4.0	4.0	2791	$3,300	$1.18	23d	1	0.50mi
11617 Lakewood Preserve Pl Fort Myers, FL	3.0	2.5	2242	$3,100	$1.38	16d	1	0.50mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	23d	1	0.53mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.53mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	23d	1	0.57mi
11012 Castlereagh St Fort Myers, FL	3.0	3.0	2517	$12,000	$4.77	23d	1	0.57mi
12171 Treeline Ave Fort Myers, FL	1.0–3.0	1.0–2.0	1321	$3,402	$2.58	3d	23	0.71mi
11869 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1646	$5,000	$3.04	23d	1	0.78mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	23d	1	0.78mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	23d	1	0.78mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	23d	1	0.83mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	23d	1	0.87mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	23d	1	0.89mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	3d	1	0.97mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	23d	1	1.03mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	23d	1	1.05mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	1.09mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	23d	1	1.15mi
9453 River Otter Dr Fort Myers, FL	4.0	3.0	2032	$2,995	$1.47	3d	1	1.19mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	23d	1	1.23mi
12908 New Market St #201 Fort Myers, FL	3.0	2.5	2198	$3,000	$1.36	23d	1	1.36mi
10455 Casella Way #202 Fort Myers, FL	3.0	2.0	2319	$7,200	$3.10	23d	1	1.38mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	23d	1	1.42mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	23d	1	1.42mi
12531 Villagio Way Fort Myers, FL	3.0	2.0	1913	$8,500	$4.44	23d	1	1.42mi
10960 Cherry Laurel Dr Fort Myers, FL	4.0	3.0	2032	$4,000	$1.97	23d	1	1.45mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 11 events

1. 2026-06-18
   days on market $480,000 Active 16 DOM
2. 2026-06-17
   days on market $480,000 Active 15 DOM
3. 2026-06-16
   days on market $480,000 Active 14 DOM
4. 2026-06-15
   days on market $480,000 Active 13 DOM
5. 2026-06-13
   days on market $480,000 Active 11 DOM
6. 2026-06-10
   days on market $480,000 Active 8 DOM
7. 2026-06-09
   days on market $480,000 Active 7 DOM
8. 2026-06-08
   days on market $480,000 Active 6 DOM
9. 2026-06-07
   days on market $480,000 Active 5 DOM
10. 2026-06-02
    remarks 682-char remark
11. 2026-06-02
    listed $480,000 Active 1 DOM

ⓘ 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: $7,514 · $626/mo
• Projected year-2 tax: $7,514 · $626/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 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $53,313
• − Mortgage interest: −$26,887
• − Property taxes: −$7,514
• − Insurance: −$2,400
• − Repairs & maintenance: −$4,265
• − Management: −$4,265
• − HOA: −$4,800
• − Depreciation: −$13,964
• Taxable loss: −$10,782
• Est. tax savings @ 24.0%: +$2,588
• After-tax cash flow: $-215/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): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -25.45%
• Current HPI: 221.7115
• Rent YoY: ▲ 0.37%
• 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

+100.3% since first listed

2 events — show timeline

• 2026-06-02 Listed $480,000 Beaches MLS
• 2003-06-03 Sold (Public Records) $239,600 Public Records

Property tax history

+2.8%/yr

Latest (2025): $7,514 · +3.3% YoY. Source: county tax records.