352 Sacramento St · Palmona Park, FL 33903

$155,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 2019 5,000 sqft lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2019 built Manufactured home in Palmona Park, with NO HOA FEES! Brand new wall units were just added in the primary bedroom and the living area to help with air flow and dehumidifying the home for extra comfort. Fresh mulch, new carpet, and laminate flooring. Home is just ready for new owners. Great opportunity for income or next place to call home all while being centrally located next to plenty of dining and shopping options.

Key facts

• Laminate flooring
• Manufactured home
• New carpet

Tags

• MANUFACTURED HOME
• NO HOA FEES
• NEW WALL UNITS
• FRESH MULCH
• NEW CARPET
• LAMINATE FLOORING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association fee includes road maintenance and trash

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank; Cable available; High-speed internet available
• Home design: Manufactured home; Single-story; Entry level: 1; Faces south; Resale property
• Construction: Aluminum siding; Metal roof
• Exterior features: Rectangular lot with approximately 50 x 100 dimensions; North exposure; No additional exterior features listed

Interior

• Kitchen: Range; Refrigerator; Icemaker
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wall furnace; Central air conditioning; Electric cooling; Wall unit(s) for cooling
• Interior features: Single-hung windows; Tub with shower; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#875 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety A; Watch: schools F, 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; 22 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).
• This rent runs 35% 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

• It's been on market 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.07% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 7.8

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-19,875
• Equity at exit: $23,111

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-22,862
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$813
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $157

Break-even live

Break-even rent $1,457

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $245	-5% $201	+0% $157	+5% $113	+10% $70
Rent	-10% $26	-5% $92	+0% $157	+5% $223	+10% $288
Rate	-1.0pp $235	-0.5pp $197	base $157	+0.5pp $117	+1.0pp $76

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	4d	1	0.13mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	0.15mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	0.16mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	24d	1	0.21mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	11d	1	0.25mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,823	$2.89	2d	27	0.44mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	24d	1	0.79mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$2,010	$2.00	3d	27	0.83mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	15d	1	0.93mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	24d	1	1.01mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,970	$2.66	4d	41	1.03mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	1.07mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	4d	1	1.11mi
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	1.15mi
1288 Waite Dr North Fort Myers, FL	2.0	2.0	972	$2,200	$2.26	24d	1	1.29mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	1.31mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	24d	1	1.35mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	1.35mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	1.40mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	24d	1	1.44mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	24d	1	1.46mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	4d	1	1.46mi

Listing history 15 events

1. 2026-06-17
   days on market $155,000 Active 36 DOM
2. 2026-06-16
   days on market $155,000 Active 35 DOM
3. 2026-06-15
   days on market $155,000 Active 34 DOM
4. 2026-06-13
   days on market $155,000 Active 32 DOM
5. 2026-06-10
   days on market $155,000 Active 29 DOM
6. 2026-06-09
   days on market $155,000 Active 28 DOM
7. 2026-06-08
   days on market $155,000 Active 27 DOM
8. 2026-06-07
   pricedays on market $155,000 Active 26 DOM
9. 2026-06-03
   days on market $165,000 Active 22 DOM
10. 2026-06-02
    days on market $165,000 Active 21 DOM
11. 2026-06-01
    days on market $165,000 Active 20 DOM
12. 2026-05-31
    days on market $165,000 Active 19 DOM
13. 2026-05-12
    listed $165,000 Active
14. 2014-06-03
    soldstatus $99,900
15. 1980-02-01
    soldstatus $65,000

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $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 4/10 Moderate FEMA zone A · 13% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 28 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: $19,880
• − Mortgage interest: −$8,682
• − Property taxes: −$1,785
• − Insurance: −$2,278
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,509
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,022/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 — Palmona Park

• Score: 55/100
• State rank: #875
• US rank: #23153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmona Park, FL
• County: Lee County · 788,662 people
• 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

+153.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $165,000 FORTMLS
• 2014-06-03 Sold (Public Records) $99,900 Public Records
• 1980-02-01 Sold (Public Records) $65,000 Public Records

Property tax history

+36.8%/yr

Latest (2025): $1,785 · +4.2% YoY. Source: county tax records.