8405 Nault Rd · Suncoast Estates, FL 33917

$184,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 484 Days on market

Built 1982 0.33 ac lot Est $176k · 5% over

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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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• ARV discount +5.1/15.0
• 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 MLS

Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

Key facts

• Spacious lot
• Storage shed
• Screened porch

Tags

• SPACIOUS LOT
• STORAGE SHED
• SCREENED PORCH
• PAVERED WALKWAY
• TINTED SLIDING WINDOWS
• PRIVACY FEATURE

Property features AI

Finance

• Other: Zoning: MH-1; Subdivision: Suncoast Estates Unrec; Lot dimensions approximately 100 x 140 (total area 0.328 acre); Single-unit property with one floor
• Financial info: No investor or income/expense details provided
• HOA & community: Non-gated community; No HOA maintenance; No community amenities

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic sewer; Cable available
• Home design: Manufactured / modular home; 1 story (ranch); Rear of home faces east; Residential property
• Construction: Built in 1982; Modular construction
• Exterior features: Aluminum siding; Single-hung windows; Shingle roof; Landscaped area view; Oversize lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms (split bedroom floor plan)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Vaulted ceiling; Dining area combined with living room; Screened lanai/porch
• Laundry & utility: Washer and dryer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% 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; 21 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 44% 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 $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 484 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $65k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 484 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.10% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $175,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8366 Nault Rd	0.08mi	3/2.0	1,512 (+5%)	20mo	$185,000	$122	71

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,937
• Equity at exit: $27,584

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $21,534
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$970
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $374

Break-even live

Break-even rent $1,555

Max offer price $184,999

Occupancy floor 77%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	23d	1	0.44mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	3d	1	0.45mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.08mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,900	$1.24	16d	1	1.09mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.09mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	11d	1	1.10mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	11d	1	1.12mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	23d	1	1.12mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	23d	1	1.15mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	1.15mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	23d	1	1.17mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	1.22mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	14d	1	1.23mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	23d	1	1.28mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,524	$1.36	2d	17	1.29mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$2,000	$1.10	2d	1	1.32mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	23d	1	1.37mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	3d	1	1.37mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	23d	1	1.46mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	23d	1	1.47mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	23d	1	1.48mi

Listing history 23 events

1. 2026-06-17
   days on market $184,999 Active 484 DOM
2. 2026-06-16
   days on market $184,999 Active 483 DOM
3. 2026-06-16
   days on market $184,999 Active 482 DOM
4. 2026-06-13
   days on market $184,999 Active 480 DOM
5. 2026-06-09
   pricedays on market $184,999 Active 476 DOM
6. 2026-06-07
   days on market $190,000 Active 474 DOM
7. 2026-06-02
   days on market $190,000 Active 469 DOM
8. 2026-06-01
   days on market $190,000 Active 468 DOM
9. 2026-06-01
   days on market $190,000 Active 467 DOM
10. 2026-05-07
    price $190,000
11. 2026-03-16
    price $199,000
12. 2026-01-05
    price $225,000
13. 2025-09-19
    price $235,000
14. 2025-06-17
    price $242,500
15. 2025-03-31
    price $245,000
16. 2025-02-18
    listed $250,000 Active
17. 2022-05-05
    soldstatus $190,000
18. 2022-05-03
    soldstatus $190,000 Closed 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

19. 2022-04-21
    status Pending 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

20. 2022-04-17
    status Active 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

21. 2022-04-17
    price $194,990 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

22. 2022-03-08
    status Pending 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

23. 2022-03-04
    listed $179,990 Active 989-char remark

    Show marketing remark (989 chars)

    Well maintained and updated manufactured home on large 1/3 +/- acre lot plus storage shed. This home has been updates and nicely decorated by the current owners. There is a wonderful screened porch that spans the length of the home with a pavered walkway to it and tinted sliding windows so you can really enjoy the outdoor living here. Neighbors have fences on 2 sides so you have alot of privacy already and only need 1 side of fence for complete privacy. You can have peace of mind knowing that the home subflooring has been replaced along with new quality laminant and carpets just installed. There are new toilets, new shower in the master bathroom, trim and walls all freshly painted, in 2019 the electrical pole and meter box was replaced, and the roof was redone in 2013. The following furniture is also included, master bedroom furniture, kitchen table w chairs, plaid couch, 1 guest bedroom furniture and the large entertainment center in living room. All appliances included.

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 25 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: $24,338
• − Mortgage interest: −$10,363
• − Property taxes: −$2,177
• − Insurance: −$925
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$5,382
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $4,100/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

+5.6% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $190,000 NAPLESMLS
• 2026-03-16 Price Changed $199,000 NAPLESMLS
• 2026-01-05 Price Changed $225,000 NAPLESMLS
• 2025-09-19 Price Changed $235,000 NAPLESMLS
• 2025-06-17 Price Changed $242,500 NAPLESMLS
• 2025-03-31 Price Changed $245,000 NAPLESMLS
• 2025-02-18 Listed $250,000 NAPLESMLS
• 2022-05-05 Sold (Public Records) $190,000 Public Records
• 2022-05-03 Sold (MLS) $190,000 FORTMLS
• 2022-04-21 Pending — FORTMLS
• 2022-04-17 Relisted — FORTMLS
• 2022-04-17 Price Changed $194,990 FORTMLS
• 2022-03-08 Pending — FORTMLS
• 2022-03-04 Listed $179,990 FORTMLS

Property tax history

+21.9%/yr

Latest (2025): $2,177 · +7.6% YoY. Source: county tax records.