5558 Palm Beach Blvd #105 · Buckingham, FL 33905

$129,000

2 bd · 1.0 ba · 752 sqft · Condo public records · 12 Days on market

Built 2007 $174/mo HOA · 10% 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The name says it all. .. . FUN N SUN! Come enjoy all that Florida offers with this gorgeous 2/1 manufactured home. Soak all day in the community pool or enjoy a picnic with the family or friends, then sail off from the boat ramp that goes right to the gulf and have a fun day of fishing! Low monthly fee off $136.00 and home includes the paid up 99 year lease of $15,000! New roof 2021 with new updates that include, cabinets, countertops, ceiling fans and LED light fixtures. The open kitchen has plenty of storage and a new refrigerator, stove, and dishwasher. All the windows have 2" wood blinds, and a large 10x12 storage building. Quietly located near the end of the cul-de-sac on an oversized lot, make this your seasonal home or all year round so you can enjoy the sunny weather everyday! This home will not last long! This is located in FUN N SUN MOBILE HOME VILLAGE and is a 55+ community.

Key facts

• Screened lanai
• Outdoor deck
• Large kitchen

Tags

• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• BREAKFAST BAR
• SCREENED LANAI
• OUTDOOR DECK
• HEATED SWIMMING POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with a $174 monthly fee; Association covers management, golf, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights and trash; Community amenities include clubhouse, pool, golf course, putting greens, bocce, pickleball, shuffleboard, boat ramp, boat dock, pier, RV/boat storage, billiards, picnic and barbecue areas, park; Street lights; Senior community; On-site management; Approximately 250 units in the community

Exterior

• Parking: Driveway; Golf cart garage; Paved parking
• Security: Security guard; Smoke detectors
• Utilities: Public water; Public and private sewer available; Cable available; Underground utilities
• Home design: Manufactured home with vinyl siding; 1 story; Entry level: 1; Faces west; Resale property; East exposure
• Construction: Shingle roof; Manufactured construction; Vinyl siding
• Exterior features: Deck; Lanai; Porch; Screened porch; Storage; Located on a cul-de-sac; Rectangular lot; Paved road

Interior

• Kitchen: Range; Refrigerator; Microwave; Freezer; Dishwasher
• Bedrooms: Bedroom on main level; Screened porch (room type)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Furnished; Breakfast bar; Pantry; Tub/shower; Window treatments; Single-hung windows; Window coverings
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 10.0% vs local median 3.6% in Buckingham — 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 70/100 on livability (#413 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools F, amenities 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 (-3.0%/yr); 763 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $892 of loan paydown is wiped out by about $4k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $106k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $129,000

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.31% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-462
• Equity at exit: $19,234

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $13,295
• Equity at exit: $11,154

Cash invested: $36,120 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$676
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$54
• HOA: −$174
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $398

Break-even live

Break-even rent $1,188

Max offer price $129,000

Occupancy floor 71%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,150	$1.16	24d	1	0.42mi
9970 Sailview Ct #9 Fort Myers, FL	2.0	2.0	988	$1,100	$1.11	3d	1	0.42mi
9950 Sailview Ct #2 Fort Myers, FL	2.0	2.0	964	$1,500	$1.56	24d	1	0.43mi
4681 Lakeside Club Blvd #11 Fort Myers, FL	2.0	2.0	964	$1,300	$1.35	24d	1	0.54mi
141 Schneider Dr Fort Myers, FL	3.0	2.0	1048	$2,500	$2.39	24d	1	0.60mi
9570 Green Cypress Ln #13 Fort Myers, FL	2.0	2.0	985	$2,800	$2.84	24d	1	0.67mi
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	24d	1	0.68mi
9540 Green Cypress Ln #11 Fort Myers, FL	2.0	2.0	988	$2,500	$2.53	24d	1	0.71mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	14d	1	1.24mi
328 Bellair Rd Fort Myers, FL	2.0	1.0	900	$1,500	$1.67	24d	1	1.42mi

HOA detail condo

• Monthly dues: $174 · $2,088/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $129,000 Active 12 DOM
2. 2026-06-17
   days on market $129,000 Active 11 DOM
3. 2026-06-16
   days on market $129,000 Active 10 DOM
4. 2026-06-15
   days on market $129,000 Active 9 DOM
5. 2026-06-13
   days on market $129,000 Active 7 DOM
6. 2026-06-10
   days on market $129,000 Active 4 DOM
7. 2026-06-09
   days on market $129,000 Active 3 DOM
8. 2026-06-08
   days on market $129,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $129,000 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: $412 · $34/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$659/yr (+$55/mo · 160.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $20,301
• − Mortgage interest: −$7,226
• − Property taxes: −$412
• − Insurance: −$645
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$2,088
• − Depreciation: −$3,753
• Taxable income: $2,930
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,072/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 — Buckingham

• Score: 70/100
• State rank: #413
• US rank: #7367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 40,908
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

+17.4% since first listed

12 events — show timeline

• 2026-06-06 Listed $129,000 FORTMLS
• 2022-11-18 Sold (MLS) $105,900 FORTMLS
• 2022-02-10 Pending — FORTMLS
• 2022-01-18 Listed $109,900 FORTMLS
• 2021-11-22 Pending — FORTMLS
• 2021-11-22 Listing Removed — FORTMLS
• 2021-11-06 Price Changed $99,900 FORTMLS
• 2021-10-31 Price Changed $101,900 FORTMLS
• 2021-09-22 Relisted — FORTMLS
• 2021-09-17 Pending — FORTMLS
• 2021-08-15 Price Changed $104,900 FORTMLS
• 2021-08-02 Listed $109,900 FORTMLS

Property tax history

+15.8%/yr

Latest (2025): $412 · +2.3% YoY. Source: county tax records.