19844 Eagle Trace Ct · North Fort Myers, FL 33903

$159,900

2 bd · 2.0 ba · 1,580 sqft · Manufactured public records · 9 Days on market

Built 1993 7,958 sqft lot Est $147k · 9% over $358/mo HOA · 18% 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).

• Cash flow +16.7/30.0
• 1% rule +7.4/10.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS YOUR CHANCE TO OWN ONE OF THE BEST PRICED HOMES IN THE NEIGHBORHOOD! This 1580 square foot mobile / manufactured home has 2 bedrooms and 2.0 bathrooms. This home is located at 19844 Eagle Trace Ct, North Fort Myers, FL 33903.

Key facts

• 7,958 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Part of Pine Lakes Country Club development; Zoning: PUD
• HOA & community: Mandatory HOA; Master HOA fee $2,109 semi-annually; HOA fee $40 semi-annually; Professional management; HOA maintenance covers recreation facilities and trash removal; Community amenities include billiards, bocce court, community pool and spa, exercise room, golf course, hobby room, pickleball, putting green, restaurant, shuffleboard, sidewalk, streetlight, and tennis court; Community is gated and built around golf; mobile/manufactured friendly; Total annual recurring fees $4,298

Exterior

• Parking: Attached 2-car garage
• Utilities: Water assessment paid; Sewer assessment paid; Electric service for heat and cooling
• Home design: Manufactured residential home; 1 story / ranch
• Construction: Manufactured construction; Built in 1993
• Exterior features: Decorative shutters; Patio; Single-hung windows; Shingle roof; Vinyl siding; Cul-de-sac lot; Rear exposure faces southwest; View: see remarks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Two master bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Breakfast room and family dining area; Laundry in residence; Screened lanai/porch; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer; Dryer; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.0% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Market conditions: Rents soft (-1.9%/yr); 472 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $102k; list at $160k implies a 57% 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; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $146,940
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19844 Eagle Trace Ct	0.00mi	2/2.0	1,580 (0%)	0mo	$147,000	$93	100
19851 Eagle Trace Ct S	0.07mi	2/2.0	1,519 (-4%)	9mo	$105,000	$69	83
19808 Frenchmans Ct	0.12mi	2/2.0	1,552 (-2%)	20mo	$180,000	$116	75

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-25,097
• Equity at exit: $23,842

10-year hold

• IRR: -17.4%
• Equity multiple: 0.22×
• Total profit: $-35,115
• Equity at exit: $13,825

Cash invested: $44,772 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$839
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$67
• HOA: −$358
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $100

Break-even live

Break-even rent $1,861

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	24d	1	0.58mi
19477 Bermuda Ct North Fort Myers, FL	3.0	2.0	1460	$1,499	$1.03	2d	1	0.58mi
19421 Bermuda Ct North Fort Myers, FL	3.0	2.0	1198	$1,499	$1.25	2d	1	0.61mi
19414 Bermuda Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	2d	1	0.64mi
19621 N Tamiami Trl North Fort Myers, FL	3.0	2.0	1205	$1,300	$1.08	24d	1	0.70mi
19152 Meadowbrook Ct North Fort Myers, FL	3.0	2.0	1251	$1,499	$1.20	2d	1	0.84mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	16d	1	0.88mi
1701 NE 44th Ter Cape Coral, FL	3.0	2.0	1147	$1,800	$1.57	14d	1	0.88mi
4421 NE 15th Pl Cape Coral, FL	3.0	2.0	1240	$2,000	$1.61	24d	1	0.91mi
20038 Fiddlewood Ave North Fort Myers, FL	3.0	2.0	1519	$1,999	$1.32	20d	1	0.95mi
4215 E Gator Cir Cape Coral, FL	3.0	2.0	1385	$1,725	$1.25	3d	1	1.07mi
1670 Palo Duro Blvd North Fort Myers, FL	2.0	2.0	1604	$2,700	$1.68	3d	1	1.08mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	24d	1	1.12mi
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	24d	1	1.13mi
4125 NE 15th Pl Cape Coral, FL	3.0	2.0	1556	$2,000	$1.29	24d	1	1.22mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	24d	1	1.23mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	24d	1	1.34mi
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	15d	1	1.35mi
2117 NE 40th St Cape Coral, FL	3.0	3.0	1776	$2,100	$1.18	16d	1	1.41mi

HOA detail

• Monthly dues: $358 · $4,296/yr

Listing history 6 events

1. 2026-06-08
   status $159,900 Pending 9 DOM
2. 2026-06-07
   days on market $159,900 Active 9 DOM
3. 2026-06-03
   days on market $159,900 Active 5 DOM
4. 2026-06-02
   days on market $159,900 Active 4 DOM
5. 2026-06-01
   days on market $159,900 Active 3 DOM
6. 2026-05-31
   days on market $159,900 Active 2 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: $2,488 · $207/mo
• Projected year-2 tax: $2,488 · $207/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $23,860
• − Mortgage interest: −$8,957
• − Property taxes: −$2,488
• − Insurance: −$800
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$4,296
• − Depreciation: −$4,652
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,479/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+50.1% since first listed

17 events — show timeline

• 2026-05-29 Listed $159,900 BEARMLS
• 2026-02-12 Relisted — FORTMLS
• 2026-02-12 Listing Removed — FORTMLS
• 2026-02-12 Listing Removed — FORTMLS
• 2026-01-09 Listed $199,000 FORTMLS
• 2025-10-27 Relisted — FORTMLS
• 2025-09-26 Listing Removed — FORTMLS
• 2025-09-17 Listing Removed — FORTMLS
• 2025-07-31 Price Changed $199,000 FORTMLS
• 2025-05-15 Relisted — FORTMLS
• 2025-03-27 Pending — FORTMLS
• 2025-03-19 Price Changed $209,000 FORTMLS
• 2025-01-18 Price Changed $219,000 FORTMLS
• 2024-11-20 Listed $239,000 FORTMLS
• 2003-08-11 Sold (Public Records) $102,000 Public Records
• 2003-07-29 Sold (MLS) $103,000 FORTMLS
• 2003-05-14 Price Changed $106,500 FORTMLS

Property tax history

+12.8%/yr

Latest (2025): $2,488 · +213.9% YoY. Source: county tax records.