3834 Unique Cir · San Carlos Park, FL 33908

$104,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 95 Days on market

Built 1968 4,647 sqft lot ↓ 32% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

Key facts

• Strong rental demand
• Turn-key rental
• Convenient access

Tags

• PRIME LOCATION
• TURN-KEY RENTAL
• STRONG RENTAL DEMAND
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Has carport (attached) with 1 covered space; Underground parking noted; Two spaces total
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank sewer; Well water
• Home design: Manufactured home; Vinyl siding; Single-story; Entry at level 1; Faces south; Resale condition
• Construction: Rolled/hot mop roof
• Exterior features: No notable exterior features listed; Rectangular lot; Paved road access; North exposures

Interior

• Kitchen: Freezer; Range; Refrigerator; Water purifier
• Bedrooms: Florida room listed as a room type
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Built-in features; Living/dining room; Pantry; Tub/shower; Split bedrooms; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; 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 (-1.2%/yr); 1244 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $725 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $24k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $95,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.8

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,948
• Equity at exit: $15,641

10-year hold

• IRR: 2.8%
• Equity multiple: 1.16×
• Total profit: $4,748
• Equity at exit: $9,070

Cash invested: $29,372 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$550
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $315

Break-even live

Break-even rent $1,412

Max offer price $104,900

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7340 Stoney Grove CIR Fort Myers, FL	1.0–3.0	1.0–2.0	1106	$2,118	$1.91	1d	39	0.12mi
19600 Veduro Cir Fort Myers, FL	1.0–3.0	1.0–2.0	993	$1,970	$1.98	14d	11	0.17mi
19113 Holly Rd Fort Myers, FL	2.0	1.0	676	$1,550	$2.29	21d	1	0.58mi
19091 Holly Rd Fort Myers, FL	2.0	1.0	720	$1,295	$1.80	23d	1	0.58mi
18245 Louise Dr Unit 4 Fort Myers, FL	2.0	1.0	708	$1,450	$2.05	21d	1	0.69mi
18168 Phlox Dr Unit 1 Fort Myers, FL	1.0	1.0	500	$1,550	$3.10	15d	1	0.98mi
4751 Lafayette Ln W Estero, FL	2.0	1.0	584	$1,550	$2.65	23d	1	1.19mi

Listing history 27 events

1. 2026-06-17
   days on market $104,900 Active 95 DOM
2. 2026-06-16
   days on market $104,900 Active 94 DOM
3. 2026-06-15
   days on market $104,900 Active 93 DOM
4. 2026-06-13
   pricedays on market $104,900 Active 91 DOM
5. 2026-06-10
   days on market $99,000 Active 88 DOM
6. 2026-06-09
   days on market $99,000 Active 87 DOM
7. 2026-06-07
   days on market $99,000 Active 85 DOM
8. 2026-06-03
   days on market $99,000 Active 81 DOM
9. 2026-06-02
   days on market $99,000 Active 80 DOM
10. 2026-06-01
    days on market $99,000 Active 79 DOM
11. 2026-06-01
    days on market $99,000 Active 78 DOM
12. 2026-05-04
    price $99,000
13. 2026-04-17
    price $109,000
14. 2026-04-11
    price $119,000
15. 2026-04-02
    status Active
16. 2026-03-02
    historical
17. 2026-02-12
    listed $129,000 Active
18. 2024-03-15
    soldstatus $120,000
19. 2023-10-18
    soldstatus $85,000 Closed 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

20. 2023-10-18
    soldstatus $85,000 Closed 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

21. 2023-10-18
    soldstatus $85,000

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

22. 2023-10-02
    status Pending 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

23. 2023-10-02
    status Pending 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

24. 2023-09-14
    price $120,000 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

25. 2023-09-14
    price $120,000 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

26. 2023-08-23
    listed $145,000 Active 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

27. 2023-08-23
    listed $145,000 Active 909-char remark

    Show marketing remark (909 chars)

    A unique opportunity awaits on Unique Circle. .. EVERYTHING stays with this sweet 2 bedroom/1.5 bath abode. Settled in the middle of the great city of Ft Myers, but yet tucked away, this property features both a tremendous amount of tranquility while being seconds away from all of the hustle and bustle of the city! Sold TURNKEY furnished and with a working van! You literally just need your clothes and toothbrush to move in! This home features a large sized enclosed porch with a wall unit to keep cool if desired in the Summer. Out back, the fenced yard is ample and features a utility building with a laundry area and tons of gardening tools, even a push mower! The flooring has recently been installed and the shower was beautifully re-tiled. Some remodeling has been also done to the kitchen. Come take a look at all of the value found in this stellar property and seize the moment before it's S-O-L-D!

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $21,734
• − Mortgage interest: −$5,876
• − Property taxes: −$1,140
• − Insurance: −$5,643
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$3,052
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $3,174/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 27,337
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

-31.7% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $99,000 FORTMLS
• 2026-04-17 Price Changed $109,000 FORTMLS
• 2026-04-11 Price Changed $119,000 FORTMLS
• 2026-04-02 Relisted — FORTMLS
• 2026-03-02 Listing Removed — FORTMLS
• 2026-02-12 Listed $129,000 FORTMLS
• 2024-03-15 Sold (Public Records) $120,000 Public Records
• 2023-10-18 Sold (Public Records) $85,000 Public Records
• 2023-10-18 Sold (MLS) $85,000 FORTMLS
• 2023-10-18 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-02 Pending — FORTMLS
• 2023-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Price Changed $120,000 FORTMLS
• 2023-09-14 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-23 Listed $145,000 FORTMLS
• 2023-08-23 Listed $145,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $1,140 · -15.9% YoY. Source: county tax records.