Turnkey Furnished Single-Family
For Sale
$239,900
13444 Onion Creek Ct, Fort Myers, FL 33912
Residential, Duplex, FORT MYERS, FL
Property Size1,232 SF
Lot Size0.21 Acres
Price / SF$194.72
Days on Market87
Property Features for 13444 Onion Creek Ct
General Information
Property type
Residential
Property subtype
Duplex
Zoning
RM-2
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Family Room, Den, Laundry Room, Bathroom 1, Bedroom 2, Bedroom 1
Parking
1
Parking features
Driveway, Guest
Window features
Window Coverings
Patio and Porch features
Patio, Porch
Interior features
Cathedral Ceiling(s), Custom Mirrors, Volume Ceiling, Walk-In Closet(s), Window Coverings
Exterior features
Screened Lanai/Porch
Appliances
Electric Cooktop, Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Freezer, Refrigerator/Icemaker, Reverse Osmosis, Self Cleaning Oven, Tankless Water Heater, Washer
Subdivision
VILLAS VILLAGE
View
Water, Lake
Elementary school
LEE COUNTY SCHOOL OF CHOICE
Middle school
LEE COUNTY SCHOOL OF CHOICE
High school
LEE COUNTY SCHOOL OF CHOICE
Standard status
Active
APN
20-45-25-02-00002.5022
Size
1,232 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
VILLAS OF CROSS CREEK OR 1786 PG 4299 UNIT 5022 BLDG 2
Tax Annual Amount
1739
HOA Fee
$8,200 Annually
Legal Description
VILLAS OF CROSS CREEK OR 1786 PG 4299 UNIT 5022 BLDG 2
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Ceiling Fan(s), Electric
Water front features
Lake
Water front
1
Building Details
Year built
1986
Floors in Building
1
Number of units
6
Flooring type
Wood
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Exp Realty, LLC
(888) 883-8509
Listed By:
Kelly Olin · License #NAPLES-249529801
(239) 488-5900
Added: May 30
Changed: Aug 21
Last Checked: Aug 24 at 5:06AM
MLS# 226020353
Copyright © 2026 Naples Area Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This turnkey furnished single-family residence is located in an age-restricted 55+ country club community and presented move-in ready. The home features wood laminate flooring, blinds on the sliders for privacy, and an indoor/outdoor feel enhanced by an expanded living setup. Notably, the exterior porch has been converted to additional indoor living space. Electric hurricane shutters include coverage for the front lanai and front door, along with oversized gutters and no-see-um screens.
The kitchen includes reverse osmosis under the sink, and an Aqua Systems dechlorinator with carbon filtered water system. The primary suite offers dual closets, dual sinks, and a walk-in shower. A pocket door design allows the guest bedroom and bathroom to operate as a private en-suite area, supporting privacy for visitors. A tankless hot water heater is also included.
Additional conveniences include a garage area with drop-down stairs for storage, a motorized drop-down storage unit, built-in organization, and a work bench. Community amenities mentioned include a shared clubhouse, a central pool serving the community, and 3 pickleball courts (formerly tennis), as well as 3 bocce courts.
The kitchen includes reverse osmosis under the sink, and an Aqua Systems dechlorinator with carbon filtered water system. The primary suite offers dual closets, dual sinks, and a walk-in shower. A pocket door design allows the guest bedroom and bathroom to operate as a private en-suite area, supporting privacy for visitors. A tankless hot water heater is also included.
Additional conveniences include a garage area with drop-down stairs for storage, a motorized drop-down storage unit, built-in organization, and a work bench. Community amenities mentioned include a shared clubhouse, a central pool serving the community, and 3 pickleball courts (formerly tennis), as well as 3 bocce courts.
Key Highlights
- +55 country club community (Cross Creek Country Club) with shared clubhouse; 52 units in Villas 1 and 900+ homes in 18 subdivisions
- Partial lake views and screened lanai/porch with the exterior porch converted to additional indoor living space
- Kitchen and water upgrades include under‑sink reverse osmosis and an Aqua Systems dechlorinator with carbon‑filtered water system
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$15,112
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$302,240
$302.2K
Cap Rate 7%
$215,886
$215.9K
Cap Rate 9%
$167,911
$167.9K
Market Conditions
NOI Build-Up for 1,232 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.7K $23.28/SF
− Vacancy
−$1.2K −$0.98/SF
EGI
$27.5K $22.30/SF
− OpEx
−$12.4K −$10.04/SF
NOI
$15.1K $12.27/SF
Area
Lee County, FL
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$302,240
Cap Rate 7%
$215,886
Cap Rate 9%
$167,911
Alternative Uses
Best Use
Apartment 5plus
$215.9K
$188.9K – $251.9K
NOI $15,112 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$387.8K
$339.3K – $452.4K
NOI $27,143 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
Explore this area
Business Placement
Demographics for 33912, FL
19,146
Population
12,078
Households
1.6
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
903
Density / Sq Mi
$101,043
Median Household Income
$54,143
Median Earnings
$1,653
Median Rent
$367,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Turnkey furnished 55+ residence in a country club community with upgraded water filtration and converted porch indoor space.
Where is this single family property located?
The property is located at 13444 Onion Creek Ct Fort Myers, FL.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: +55 country club community (Cross Creek Country Club) with shared clubhouse; 52 units in Villas 1 and 900+ homes in 18 subdivisions; Partial lake views and screened lanai/porch with the exterior porch converted to additional indoor living space; Kitchen and water upgrades include under‑sink reverse osmosis and an Aqua Systems dechlorinator with carbon‑filtered water system
