9582 Hemingway Ln #3405 · Fort Myers, FL 33913

$325,000

2 bd · 2.0 ba · 1,744 sqft · Condo public records · 148 Days on market

Built 2005 $916/mo HOA · 19% of rent

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Why this score? — see what drove the B- 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 +26.0/30.0
• 1% rule +9.9/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful bank owned condo featuring 2 bedrooms + Den, 2 bathrooms, a spacious layout with over 1,800 sq ft under air, high ceilings, raised panel cabinets, GE Appliances (incl. washer & dryer), large master bathroom with double sinks, 1 car garage, auto garage door and large screened lanai overlooking a freshwater lake. Colonial Country Club offers a full service clubhouse with dining room, a grill-room and a snack bar, 11,000 sq ft fitness center, a library, meeting room, massage rooms, golf pro shop, activity center, lighted tennis courts, tennis pro shop, 18-hole championship golf course, designed by Gordon Lewis, with an aquatic driving range and putting green, nature trails through its 750 acres, including approximately 150 acres of protected natural preserve areas and 150 acres of fresh water lakes. Come and take a look at this beautiful condo today!

Key facts

• Custom cabinets
• Plantation shutters
• Granite counters

Tags

• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• ITALIAN TILE FLOORING
• CUSTOM CABINETS
• PLANTATION SHUTTERS
• TILED LANAI

Property features AI

Finance

• Other: Association fee frequency: annually and quarterly
• Financial info: Pets allowed with conditions (call for details); Community contains 1,699 units
• HOA & community: Homeowners association with annual and quarterly fees; Association services include irrigation water, grounds maintenance, and security; Community amenities: clubhouse, fitness center, golf course, bocce court, pickleball, tennis courts, pool, spa/hot tub, putting greens, restaurant, library, and management

Exterior

• Parking: Attached garage with 1 covered space; Driveway; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities
• Home design: Two-story property; Entry level at 2; Resale condition; Faces southeast; Planned Unit Development (PUD)
• Construction: Built with block, concrete and stucco; Tile roof
• Exterior features: Automatic sprinklers; Pond on lot; Zero lot line; Paved road access; Community pool; Has view; Exposure: Northwest; Irrigation from municipal and reclaimed water

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal; Water purifier; Pantry; Breakfast bar
• Bedrooms: Entry level: 2
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Dual sinks; Combined living and dining area; Pantry; Separate shower; Shower only; Walk-in closet(s); High-speed internet; Split bedroom floorplan; Partially furnished; Single-hung windows with shutters
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Dryer (included)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 40 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 $4,836/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $10k 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 148 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; list at $325k implies a 101% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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 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: 1.49% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-40,085
• Equity at exit: $48,459

10-year hold

• IRR: -10.7%
• Equity multiple: 0.46×
• Total profit: $-48,957
• Equity at exit: $28,100

Cash invested: $91,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $4,836 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$257 /mo · $3,088/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$916
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $381

Break-even live

Break-even rent $4,354

Max offer price $325,000

Occupancy floor 87%

Sensitivity live

Price	-10% $565	-5% $473	+0% $381	+5% $289	+10% $197
Rent	-10% $-1	-5% $190	+0% $381	+5% $572	+10% $763
Rate	-1.0pp $544	-0.5pp $463	base $381	+0.5pp $296	+1.0pp $211

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	0.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.02mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	0.02mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	24d	1	0.26mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	0.27mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	24d	1	0.30mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	24d	1	0.35mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	24d	1	0.35mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.37mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	24d	1	0.40mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	0.41mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	24d	1	0.43mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	24d	1	0.50mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	24d	1	0.53mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.54mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	0.58mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	24d	1	0.58mi
10072 Oakhurst Way Fort Myers, FL	2.0	2.0	1511	$7,400	$4.90	24d	1	0.59mi
10074 Oakhurst Way Fort Myers, FL	3.0	2.0	1727	$7,500	$4.34	24d	1	0.59mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	24d	1	0.60mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	19d	1	0.61mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.61mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	0.66mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	24d	1	0.67mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	0.67mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.68mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	24d	1	0.68mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	3d	1	0.70mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	0.79mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.82mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.82mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.83mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	24d	1	0.83mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	0.92mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	0.99mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.99mi
10281 Via Colomba Cir Fort Myers, FL	3.0	2.5	1934	$2,100	$1.09	3d	1	1.09mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	24d	1	1.10mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	24d	1	1.11mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.12mi

HOA detail condo

• Monthly dues: $916 · $10,992/yr
• Likely covers: watergym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-17
   days on market $325,000 Active 148 DOM
2. 2026-06-16
   days on market $325,000 Active 147 DOM
3. 2026-06-15
   days on market $325,000 Active 146 DOM
4. 2026-06-13
   days on market $325,000 Active 144 DOM
5. 2026-06-10
   days on market $325,000 Active 141 DOM
6. 2026-06-09
   days on market $325,000 Active 140 DOM
7. 2026-06-07
   days on market $325,000 Active 138 DOM
8. 2026-06-02
   days on market $325,000 Active 133 DOM
9. 2026-06-01
   days on market $325,000 Active 132 DOM
10. 2026-06-01
    days on market $325,000 Active 131 DOM
11. 2026-03-06
    price $325,000
12. 2026-01-14
    listed $349,000 Active
13. 2009-05-06
    soldstatus $162,000
14. 2009-04-08
    soldstatus $162,000 875-char remark

    Show marketing remark (875 chars)

    Beautiful bank owned condo featuring 2 bedrooms + Den, 2 bathrooms, a spacious layout with over 1,800 sq ft under air, high ceilings, raised panel cabinets, GE Appliances (incl. washer & dryer), large master bathroom with double sinks, 1 car garage, auto garage door and large screened lanai overlooking a freshwater lake. Colonial Country Club offers a full service clubhouse with dining room, a grill-room and a snack bar, 11,000 sq ft fitness center, a library, meeting room, massage rooms, golf pro shop, activity center, lighted tennis courts, tennis pro shop, 18-hole championship golf course, designed by Gordon Lewis, with an aquatic driving range and putting green, nature trails through its 750 acres, including approximately 150 acres of protected natural preserve areas and 150 acres of fresh water lakes. Come and take a look at this beautiful condo today!

15. 2009-03-11
    price $169,500 875-char remark

    Show marketing remark (875 chars)

    Beautiful bank owned condo featuring 2 bedrooms + Den, 2 bathrooms, a spacious layout with over 1,800 sq ft under air, high ceilings, raised panel cabinets, GE Appliances (incl. washer & dryer), large master bathroom with double sinks, 1 car garage, auto garage door and large screened lanai overlooking a freshwater lake. Colonial Country Club offers a full service clubhouse with dining room, a grill-room and a snack bar, 11,000 sq ft fitness center, a library, meeting room, massage rooms, golf pro shop, activity center, lighted tennis courts, tennis pro shop, 18-hole championship golf course, designed by Gordon Lewis, with an aquatic driving range and putting green, nature trails through its 750 acres, including approximately 150 acres of protected natural preserve areas and 150 acres of fresh water lakes. Come and take a look at this beautiful condo today!

16. 1999-11-16
    soldstatus $1,476,200
17. 1999-10-14
    soldstatus $1,081,000
18. 1999-10-14
    soldstatus $1,081,000

ⓘ 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: $3,088 · $257/mo
• Projected year-2 tax: $3,088 · $257/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 AE · 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: $58,029
• − Mortgage interest: −$18,205
• − Property taxes: −$3,088
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,642
• − Management: −$4,642
• − HOA: −$10,992
• − Depreciation: −$9,455
• Taxable income: $261
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $4,505/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

-69.9% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $325,000 FORTMLS
• 2026-01-14 Listed $349,000 FORTMLS
• 2009-05-06 Sold (Public Records) $162,000 Public Records
• 2009-04-08 Sold (MLS) $162,000 FORTMLS
• 2009-03-11 Price Changed $169,500 FORTMLS
• 1999-11-16 Sold (Public Records) $1,476,200 Public Records
• 1999-10-14 Sold (Public Records) $1,081,000 Public Records
• 1999-10-14 Sold (Public Records) $1,081,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,088 · +2.1% YoY. Source: county tax records.