8326 Breeze Dr · Suncoast Estates, FL 33917

$110,000

2 bd · 2.0 ba · 792 sqft · Manufactured public records · 180 Days on market

Built 1972 0.35 ac lot Est $77k · 43% over

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Suncoast Estates, where potential meets opportunity! Nestled in a quiet corner of the community, this 1972 single-wide manufactured home beckons with promise. Calling all visionaries and DIY enthusiasts, this property offers a canvas ripe for transformation. Step inside to discover the untapped potential of this cozy abode. With 2 bedrooms and 2 bathroom, there's ample room to craft your dream oasis. The open layout invites endless possibilities for renovation, whether you envision a modern retreat or a charming vintage escape. Outside, a neglected inground pool awaits revival, offering the perfect setting for lazy summer days and entertaining under the Florida sun. Imagine weekends spent lounging poolside or hosting gatherings with friends and family. Located in the heart of Suncoast Estates, this property offers convenient access to local amenities, parks, and recreational opportunities. With a little TLC, this diamond in the rough could shine brightly once again. Don't miss your chance to make this house your own and create lasting memories in Suncoast Estates. Seize the opportunity to transform this humble dwelling into the ultimate haven. Embrace the challenge, unlock the potential, and embark on a journey of restoration and renewal. The possibilities are endless!

Key facts

• 0.35 acre lot
• Garage
• Built 1972

Tags

• INVESTMENT OPPORTUNITY
• CLOSE TO INTERSTATE 75

Property features AI

Finance

• Other: Zoning: MH-1; Lot is regular and wooded view; Lot dimensions previously appraised; paved public road access; Lot area approximately 0.3480 acres
• HOA & community: Community is mobile/manufactured and non-gated; HOA/community maintenance includes street lights, street maintenance, and trash removal; No listed community amenities

Exterior

• Utilities: Well water; Septic sewer; Electric service (standard)
• Home design: Manufactured residential property; 2-story building; Rear faces west
• Construction: Manufactured construction with wood frame; Built in 1972
• Exterior features: Fenced yard; Sliding windows; Vinyl siding and wood siding exterior finishes; Shingle roof

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Window unit heat; Window unit cooling
• Interior features: Dining area open to living space; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute D, amenities F, employment D-.
• 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: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 180 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $76,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Tucker Ln	0.34mi	2/1.0	780 (-2%)	3mo	$70,000	$90	75
8385 Suncoast Dr	0.24mi	2/2.0	720 (-9%)	11mo	$70,000	$97	64
8086 Breeze Dr	0.49mi	2/1.0	720 (-9%)	16mo	$110,000	$153	44

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $422
• Equity at exit: $16,401

10-year hold

• IRR: 9.6%
• Equity multiple: 1.73×
• Total profit: $22,546
• Equity at exit: $9,511

Cash invested: $30,800 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 846
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$577
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $294

Break-even live

Break-even rent $977

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $356	-5% $325	+0% $294	+5% $263	+10% $232
Rent	-10% $187	-5% $241	+0% $294	+5% $347	+10% $401
Rate	-1.0pp $349	-0.5pp $322	base $294	+0.5pp $265	+1.0pp $236

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	0.30mi
8205 Suncoast Dr North Fort Myers, FL	2.0	1.0	672	$850	$1.26	25d	1	0.31mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	25d	1	0.48mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	25d	1	0.60mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	0.86mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	25d	1	0.88mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	0.94mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,349	$1.20	3d	17	1.15mi

Listing history 11 events

1. 2026-03-26
   price $110,000
2. 2025-12-19
   price $120,000
3. 2025-12-03
   price $140,000
4. 2025-11-27
   listed $110,000 Active
5. 2024-04-22
   soldstatus $55,000
6. 2024-04-18
   soldstatus $55,000 Closed 1300-char remark

   Show marketing remark (1300 chars)

   Welcome to Suncoast Estates, where potential meets opportunity! Nestled in a quiet corner of the community, this 1972 single-wide manufactured home beckons with promise. Calling all visionaries and DIY enthusiasts, this property offers a canvas ripe for transformation. Step inside to discover the untapped potential of this cozy abode. With 2 bedrooms and 2 bathroom, there's ample room to craft your dream oasis. The open layout invites endless possibilities for renovation, whether you envision a modern retreat or a charming vintage escape. Outside, a neglected inground pool awaits revival, offering the perfect setting for lazy summer days and entertaining under the Florida sun. Imagine weekends spent lounging poolside or hosting gatherings with friends and family. Located in the heart of Suncoast Estates, this property offers convenient access to local amenities, parks, and recreational opportunities. With a little TLC, this diamond in the rough could shine brightly once again. Don't miss your chance to make this house your own and create lasting memories in Suncoast Estates. Seize the opportunity to transform this humble dwelling into the ultimate haven. Embrace the challenge, unlock the potential, and embark on a journey of restoration and renewal. The possibilities are endless!

7. 2024-03-27
   status Pending 1300-char remark

   Show marketing remark (1300 chars)

   Welcome to Suncoast Estates, where potential meets opportunity! Nestled in a quiet corner of the community, this 1972 single-wide manufactured home beckons with promise. Calling all visionaries and DIY enthusiasts, this property offers a canvas ripe for transformation. Step inside to discover the untapped potential of this cozy abode. With 2 bedrooms and 2 bathroom, there's ample room to craft your dream oasis. The open layout invites endless possibilities for renovation, whether you envision a modern retreat or a charming vintage escape. Outside, a neglected inground pool awaits revival, offering the perfect setting for lazy summer days and entertaining under the Florida sun. Imagine weekends spent lounging poolside or hosting gatherings with friends and family. Located in the heart of Suncoast Estates, this property offers convenient access to local amenities, parks, and recreational opportunities. With a little TLC, this diamond in the rough could shine brightly once again. Don't miss your chance to make this house your own and create lasting memories in Suncoast Estates. Seize the opportunity to transform this humble dwelling into the ultimate haven. Embrace the challenge, unlock the potential, and embark on a journey of restoration and renewal. The possibilities are endless!

8. 2024-03-22
   listed $50,000 Active 1300-char remark

   Show marketing remark (1300 chars)

   Welcome to Suncoast Estates, where potential meets opportunity! Nestled in a quiet corner of the community, this 1972 single-wide manufactured home beckons with promise. Calling all visionaries and DIY enthusiasts, this property offers a canvas ripe for transformation. Step inside to discover the untapped potential of this cozy abode. With 2 bedrooms and 2 bathroom, there's ample room to craft your dream oasis. The open layout invites endless possibilities for renovation, whether you envision a modern retreat or a charming vintage escape. Outside, a neglected inground pool awaits revival, offering the perfect setting for lazy summer days and entertaining under the Florida sun. Imagine weekends spent lounging poolside or hosting gatherings with friends and family. Located in the heart of Suncoast Estates, this property offers convenient access to local amenities, parks, and recreational opportunities. With a little TLC, this diamond in the rough could shine brightly once again. Don't miss your chance to make this house your own and create lasting memories in Suncoast Estates. Seize the opportunity to transform this humble dwelling into the ultimate haven. Embrace the challenge, unlock the potential, and embark on a journey of restoration and renewal. The possibilities are endless!

9. 2005-08-26
   soldstatus $72,500
10. 2005-08-22
    soldstatus $72,500 318-char remark

    Show marketing remark (318 chars)

    Well taken care of home. In ground pool (13x25) with 3 ft. pool deck all the way around. Large screened front porch (14x26). The sides and back are fenced. Central air and heat. Security system included, buyer will need to have monitoring service hooked up. Kitchen table and chairs and two storage cabinets will stay.

11. 2005-08-22
    price $79,900 318-char remark

    Show marketing remark (318 chars)

    Well taken care of home. In ground pool (13x25) with 3 ft. pool deck all the way around. Large screened front porch (14x26). The sides and back are fenced. Central air and heat. Security system included, buyer will need to have monitoring service hooked up. Kitchen table and chairs and two storage cabinets will stay.

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $16,193
• − Mortgage interest: −$6,162
• − Property taxes: −$1,793
• − Insurance: −$550
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,200
• Taxable income: $1,897
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,072/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

Amenities F Commute D Cost of living A+ Crime B Employment D- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+51.7% since first listed

11 events — show timeline

• 2026-03-26 Price Changed $110,000 NAPLESMLS
• 2025-12-19 Price Changed $120,000 NAPLESMLS
• 2025-12-03 Price Changed $140,000 NAPLESMLS
• 2025-11-27 Listed $110,000 NAPLESMLS
• 2024-04-22 Sold (Public Records) $55,000 Public Records
• 2024-04-18 Sold (MLS) $55,000 FORTMLS
• 2024-03-27 Pending — FORTMLS
• 2024-03-22 Listed $50,000 FORTMLS
• 2005-08-26 Sold (Public Records) $72,500 Public Records
• 2005-08-22 Price Changed $79,900 FORTMLS
• 2005-08-22 Sold (MLS) $72,500 FORTMLS

Property tax history

+12.2%/yr

Latest (2025): $1,793 · +9.9% YoY. Source: county tax records.