3073 Longview Ln · North Fort Myers, FL 33917

$129,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 37 Days on market

Built 1981 4,922 sqft lot Est $135k · at est. $124/mo HOA · 8% of rent

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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 +25.0/30.0
• ARV discount +9.3/15.0
• DSCR +8.1/10.0
• 1% rule +7.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained home boasts plenty of storage space, with 3 built in china cupboards, wide pantry, large walk-in closet in the master bedroom and an extra long storage shed. Home has both a screened lanai under the carport and a carpeted Florida room with glass jalousie windows. Large living room has an angled main wall for the perfect television orientation. Guest bedroom has two closets and built in dressers, and the large master bathroom features a large linen closet. Lake Arrowhead is a 55+ community with many activities and amenities to enjoy as a winter vacation home or year round.

Key facts

• Cozy breakfast nook
• Two lanais
• Open-concept layout

Tags

• LAKE ARROWHEAD COMMUNITY
• OPEN-CONCEPT LAYOUT
• TWO LANAIS
• COZY BREAKFAST NOOK

Property features AI

Finance

• Other: Community pool (community access); Irrigation from municipal source; Zoned MH-1; Maximum 1 pet (conditional), up to 25 lbs
• HOA & community: Homeowners association with a $124 monthly fee; Association covers management, laundry, pest control, recreation facilities, road maintenance, street lights and trash; Community amenities include clubhouse, pool, spa/hot tub, fitness center, library, billiards/billiard room, bocce court and shuffleboard court; Non-gated senior community

Exterior

• Parking: Covered parking; Attached carport (1 space); Driveway (paved)
• Utilities: Public water; Public sewer; Cable available; High speed internet available
• Home design: Manufactured home with vinyl siding; Single-story; Entry level 1; Faces south; Resale condition
• Construction: Rolled/hot mop roof; Manufactured construction; Vinyl siding
• Exterior features: Lanai; Porch; Screened porch; Shutters (manual); Rectangular lot; Paved private road (privately maintained); North exposure

Interior

• Kitchen: Dishwasher; Self-cleaning oven; Microwave; Refrigerator; Freezer
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Built-in features; Separate/formal dining room; Eat-in kitchen; Shower only with separate shower; High speed internet; Single hung and sliding windows
• Laundry & utility: Washer; Dryer; Laundry tub; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 rising (+2.6%/yr); 841 active listings in the ZIP; 34 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).
• This rent runs 35% of the median local income ($55k/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 $895 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

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $65k; list at $130k implies a 100% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Peaceful Dr	0.56mi	2/2.0	1,152 (0%)	3mo	$135,000	$117	71
1091 Laurel Dr	0.28mi	2/2.0	1,194 (+4%)	14mo	$79,000	$66	70
786 Roses Ln	0.58mi	2/2.0	1,056 (-8%)	4mo	$149,000	$141	56

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,594
• Equity at exit: $19,309

10-year hold

• IRR: 6.7%
• Equity multiple: 1.49×
• Total profit: $17,833
• Equity at exit: $11,197

Cash invested: $36,260 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$679
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$54
• HOA: −$124
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $281

Break-even live

Break-even rent $1,263

Max offer price $129,500

Occupancy floor 78%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	23d	1	0.10mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	23d	1	0.25mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	3d	1	0.42mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	23d	1	0.43mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	3d	1	0.46mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	14d	1	0.69mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	23d	1	0.72mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	13d	1	0.80mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.81mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	0.84mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	14d	1	0.90mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.91mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	23d	1	0.96mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	11d	1	0.99mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.00mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.05mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	23d	1	1.21mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	15d	1	1.30mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	15d	1	1.32mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	23d	1	1.32mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	14d	9	1.34mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	23d	1	1.37mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	23d	2	1.40mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	2d	3	1.40mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	14d	1	1.40mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	23d	1	1.41mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	23d	1	1.41mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	23d	1	1.42mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	23d	2	1.43mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	23d	1	1.43mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	3d	2	1.44mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.44mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	23d	1	1.46mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	1d	21	1.47mi

HOA detail

• Monthly dues: $124 · $1,488/yr

Listing history 31 events

1. 2026-06-17
   days on market $129,500 Active 37 DOM
2. 2026-06-16
   days on market $129,500 Active 36 DOM
3. 2026-06-15
   days on market $129,500 Active 35 DOM
4. 2026-06-13
   days on market $129,500 Active 33 DOM
5. 2026-06-10
   days on market $129,500 Active 30 DOM
6. 2026-06-09
   days on market $129,500 Active 29 DOM
7. 2026-06-08
   days on market $129,500 Active 28 DOM
8. 2026-06-07
   days on market $129,500 Active 27 DOM
9. 2026-06-03
   days on market $129,500 Active 23 DOM
10. 2026-06-02
    days on market $129,500 Active 22 DOM
11. 2026-06-01
    days on market $129,500 Active 21 DOM
12. 2026-05-31
    days on market $129,500 Active 20 DOM
13. 2026-05-11
    listed $129,500 Active
14. 2026-05-07
    historical
15. 2026-03-24
    price $129,900
16. 2026-02-08
    price $142,900
17. 2025-12-15
    price $150,000
18. 2025-12-01
    listed $154,500 Active
19. 2015-05-15
    soldstatus $64,900
20. 2014-10-02
    price $46,900 599-char remark

    Show marketing remark (599 chars)

    This well maintained home boasts plenty of storage space, with 3 built in china cupboards, wide pantry, large walk-in closet in the master bedroom and an extra long storage shed. Home has both a screened lanai under the carport and a carpeted Florida room with glass jalousie windows. Large living room has an angled main wall for the perfect television orientation. Guest bedroom has two closets and built in dressers, and the large master bathroom features a large linen closet. Lake Arrowhead is a 55+ community with many activities and amenities to enjoy as a winter vacation home or year round.

21. 2014-10-02
    soldstatus $32,000 599-char remark

    Show marketing remark (599 chars)

    This well maintained home boasts plenty of storage space, with 3 built in china cupboards, wide pantry, large walk-in closet in the master bedroom and an extra long storage shed. Home has both a screened lanai under the carport and a carpeted Florida room with glass jalousie windows. Large living room has an angled main wall for the perfect television orientation. Guest bedroom has two closets and built in dressers, and the large master bathroom features a large linen closet. Lake Arrowhead is a 55+ community with many activities and amenities to enjoy as a winter vacation home or year round.

22. 2014-03-24
    listed $32,000 599-char remark

    Show marketing remark (599 chars)

    This well maintained home boasts plenty of storage space, with 3 built in china cupboards, wide pantry, large walk-in closet in the master bedroom and an extra long storage shed. Home has both a screened lanai under the carport and a carpeted Florida room with glass jalousie windows. Large living room has an angled main wall for the perfect television orientation. Guest bedroom has two closets and built in dressers, and the large master bathroom features a large linen closet. Lake Arrowhead is a 55+ community with many activities and amenities to enjoy as a winter vacation home or year round.

23. 2011-02-23
    soldstatus $59,000
24. 2011-02-03
    price $63,000
25. 2006-05-15
    historical
26. 2006-02-16
    listed $98,000
27. 2005-03-18
    soldstatus $89,000
28. 2005-03-02
    soldstatus $89,000
29. 2005-02-01
    price $92,500
30. 1999-05-18
    soldstatus $58,000
31. 1981-01-01
    soldstatus $7,000

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 · 29 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: $19,426
• − Mortgage interest: −$7,254
• − Property taxes: −$1,689
• − Insurance: −$648
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$1,488
• − Depreciation: −$3,767
• Taxable income: $1,473
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,020/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): 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

+1750.0% since first listed

19 events — show timeline

• 2026-05-11 Listed $129,500 FORTMLS
• 2026-05-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-08 Price Changed $142,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Listed $154,500 Stellar MLS as Distributed by MLS Grid
• 2015-05-15 Sold (Public Records) $64,900 Public Records
• 2014-10-02 Sold (MLS) $32,000 FORTMLS
• 2014-10-02 Price Changed $46,900 FORTMLS
• 2014-03-24 Listed $32,000 FORTMLS
• 2011-02-23 Sold (MLS) $59,000 FORTMLS
• 2011-02-03 Price Changed $63,000 FORTMLS
• 2006-05-15 Listing Removed — FORTMLS
• 2006-02-16 Listed $98,000 FORTMLS
• 2005-03-18 Sold (Public Records) $89,000 Public Records
• 2005-03-02 Sold (MLS) $89,000 FORTMLS
• 2005-02-01 Price Changed $92,500 FORTMLS
• 1999-05-18 Sold (Public Records) $58,000 Public Records
• 1981-01-01 Sold (Public Records) $7,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,689 · +14.4% YoY. Source: county tax records.