8290 Nault Rd · Suncoast Estates, FL 33917

$189,900

4 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 77 Days on market

Built 1989 0.35 ac lot Est $279k · 32% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in and start enjoying life — own the land (no lot rent) and make this bright, well-kept 4-bed, 2-bath home yours. Ideal for owners who want space, privacy, and convenience: - - No age restrictions, no HOA, no flood zone — worry-free living. - - Spacious corner lot with a large fenced yard — perfect for pets, outdoor play, gardening, or entertaining. - - Gated entrance and custom front deck create a private, peaceful retreat — the porch easily fits a table and chairs for morning coffee or evening relaxation. - - Two entrances with custom decks plus an inside laundry room with overhead cabinets for extra storage and ease. - - Updated kitchen with real woo

Key facts

• Custom decks
• No lot rent
• Gated entrance

Tags

• LARGE CORNER FENCED YARD
• UPDATED KITCHEN
• GATED ENTRANCE
• INSIDE LAUNDRY ROOM
• CUSTOM DECKS
• NO LOT RENT

Property features AI

Finance

• Other: Corner, oversized lot with paved public road access; Lot dimensions approximately 110 x 140 x 110 x 140; Zoned MH-1; Lot exposure: west
• Financial info: Pets allowed
• HOA & community: Association covers road maintenance; Community amenities include clubhouse and park; Non-gated community

Exterior

• Parking: Driveway (unpaved)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Manufactured home; One-story; Entry level: 1; Faces east; Resale property
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Deck; Open porch; Fence; Fruit trees; Room for pool; Manual shutters

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Icemaker
• Bedrooms: Primary bedroom on main level; At least one bedroom on main level; Den
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Separate/formal dining room; Jetted tub; Tub with shower; Split bedroom layout; Furnishing negotiable; Single-hung windows
• Laundry & utility: Washer hookup inside; Dryer; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% 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, 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 rising (+2.6%/yr); 841 active listings in the ZIP; 22 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).
• At $2,098/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $190k implies a 1899% 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 6→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $279,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2257 Costello Ln	0.36mi	3/2.0 (-1)	1,127 (-12%)	17mo	$244,000	$217	43

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,973
• Equity at exit: $28,315

10-year hold

• IRR: 8.3%
• Equity multiple: 1.62×
• Total profit: $33,081
• Equity at exit: $16,419

Cash invested: $53,172 (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: 841
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$996
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $465

Break-even live

Break-even rent $1,510

Max offer price $189,900

Occupancy floor 73%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	2d	1	0.27mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	23d	1	1.01mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.04mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,900	$1.24	15d	1	1.04mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	11d	1	1.06mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	11d	1	1.06mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.07mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	1.10mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	23d	1	1.10mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	23d	1	1.11mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	1.14mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,699	$1.52	1d	17	1.15mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	13d	1	1.16mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	23d	1	1.31mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	23d	1	1.31mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	23d	1	1.33mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	3d	1	1.33mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$2,000	$1.10	1d	1	1.35mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	23d	1	1.42mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	23d	1	1.42mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	23d	1	1.43mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	23d	1	1.48mi

Listing history 15 events

1. 2026-06-17
   days on market $189,900 Active 77 DOM
2. 2026-06-16
   days on market $189,900 Active 76 DOM
3. 2026-06-15
   days on market $189,900 Active 75 DOM
4. 2026-06-13
   days on market $189,900 Active 73 DOM
5. 2026-06-10
   days on market $189,900 Active 70 DOM
6. 2026-06-09
   days on market $189,900 Active 69 DOM
7. 2026-06-07
   days on market $189,900 Active 67 DOM
8. 2026-06-03
   days on market $189,900 Active 63 DOM
9. 2026-06-02
   days on market $189,900 Active 62 DOM
10. 2026-06-01
    days on market $189,900 Active 61 DOM
11. 2026-06-01
    days on market $189,900 Active 60 DOM
12. 2026-05-21
    price $189,900
13. 2026-04-21
    price $196,900
14. 2026-04-01
    listed $197,500 Active
15. 1983-05-01
    soldstatus $9,500

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$163/yr (+$14/mo · 11.6%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 26 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: $25,181
• − Mortgage interest: −$10,637
• − Property taxes: −$1,413
• − Insurance: −$950
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$5,524
• Taxable income: $2,628
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $4,950/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
• 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

+1898.9% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $189,900 FORTMLS
• 2026-04-21 Price Changed $196,900 FORTMLS
• 2026-04-01 Listed $197,500 FORTMLS
• 1983-05-01 Sold (Public Records) $9,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,413 · +1.2% YoY. Source: county tax records.