2820 Breezewood Dr · North Fort Myers, FL 33917

$94,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 843 Days on market

Built 1979 4,138 sqft lot Est $135k · 30% under $95/mo HOA · 6% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

Key facts

• 4,138 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with conditions (typically 1 pet: 1 cat OK; no dogs)
• HOA & community: Homeowners association with monthly fee; HOA fee $95.45 monthly; HOA covers management, road maintenance, street lights, and trash; Community amenities include clubhouse, pool, bocce court, and management; Street lights in community; Senior community

Exterior

• Parking: Covered parking; Attached carport (1 space); Driveway (paved)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry level: 1; Faces west; Exposed to the east
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Fenced yard; Storage; Lanai; Porch; Screened porch; Community pool

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Separate/formal dining room; Main level primary; Shower only; Separate shower; Cable TV; Single hung windows; Partially furnished
• Laundry & utility: Washer; Dryer; Washer and dryer hookups in garage

🏷️ Possibly a rental listed for sale. The $94,900 price doesn't fit this home's estimated sale value (~$134,784) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 36 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 36% 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 $656 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 843 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $45k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 843 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.53%
• DSCR: 2.09
• GRM: 4.8

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	0.62mi	2/2.0	1,152 (0%)	3mo	$135,000	$117	69
1091 Laurel Dr	0.31mi	2/2.0	1,194 (+4%)	14mo	$79,000	$66	68
786 Roses Ln	0.64mi	2/2.0	1,056 (-8%)	4mo	$149,000	$141	53

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: 17.5%
• Equity multiple: 1.70×
• Total profit: $18,695
• Equity at exit: $14,150

10-year hold

• IRR: 25.7%
• Equity multiple: 3.21×
• Total profit: $58,691
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$498
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$40
• HOA: −$95
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $543

Break-even live

Break-even rent $949

Max offer price $94,900

Occupancy floor 62%

Sensitivity live

Price	-10% $597	-5% $570	+0% $543	+5% $516	+10% $489
Rent	-10% $414	-5% $479	+0% $543	+5% $608	+10% $673
Rate	-1.0pp $591	-0.5pp $567	base $543	+0.5pp $519	+1.0pp $494

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	24d	1	0.17mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	0.37mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	4d	1	0.37mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	24d	1	0.55mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	4d	1	0.58mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	15d	1	0.70mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	0.72mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	15d	1	0.82mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	0.83mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	14d	1	0.90mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	15d	1	0.91mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	15d	1	1.00mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	24d	1	1.04mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	12d	1	1.08mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	1.09mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	1.13mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	24d	1	1.14mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	1.21mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	24d	1	1.23mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	1.23mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	15d	9	1.25mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	24d	2	1.32mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	3d	3	1.32mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	15d	1	1.32mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	24d	1	1.32mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	24d	1	1.32mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	24d	1	1.34mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	24d	2	1.35mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	4d	2	1.35mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	2d	21	1.37mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	24d	1	1.44mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	1.44mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	4d	1	1.45mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	1.45mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	1.46mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	2d	27	1.49mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: pool

Listing history 35 events

1. 2026-06-17
   days on market $94,900 Active 843 DOM
2. 2026-06-16
   days on market $94,900 Active 842 DOM
3. 2026-06-16
   days on market $94,900 Active 841 DOM
4. 2026-06-13
   days on market $94,900 Active 839 DOM
5. 2026-06-09
   days on market $94,900 Active 835 DOM
6. 2026-06-07
   days on market $94,900 Active 833 DOM
7. 2026-06-01
   days on market $94,900 Active 827 DOM
8. 2026-06-01
   days on market $94,900 Active 826 DOM
9. 2026-01-16
   price $94,900
10. 2025-09-29
    price $104,900
11. 2025-03-04
    price $119,990
12. 2024-09-30
    price $124,990
13. 2024-08-31
    price $129,990
14. 2024-03-17
    price $134,990
15. 2024-02-24
    listed $139,990 Active
16. 2019-12-02
    soldstatus $75,000
17. 2019-11-23
    historical 433-char remark

    Show marketing remark (433 chars)

    You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

18. 2019-11-22
    soldstatus $75,000 Closed 433-char remark

    Show marketing remark (433 chars)

    You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

19. 2019-10-25
    status Pending 433-char remark

    Show marketing remark (433 chars)

    You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

20. 2019-10-17
    price $79,900 433-char remark

    Show marketing remark (433 chars)

    You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

21. 2019-10-03
    listed $85,000 Active 433-char remark

    Show marketing remark (433 chars)

    You can have your own house in the paradise for less than $100K. Completely remodeled and fixed up, inside and outside, new appliances, new laminate floors, fully furnished, just bring your suitcases and move in. Very quiet neighborhood, 55+, plenty of community activities. Very low community fee of $84/month that covers all common areas like games, clubhouse and the community pool. Close to Shell Factory, stores and restaurants.

22. 2019-02-21
    historical
23. 2019-02-11
    listed $74,800 Active
24. 2018-01-09
    soldstatus $35,250 Sold
25. 2017-12-13
    status Pending
26. 2017-11-17
    price $41,400
27. 2017-10-27
    status Active
28. 2017-10-11
    status Pending
29. 2017-10-03
    status Pending With Contingencies
30. 2017-09-08
    listed $46,000 Active
31. 2016-11-28
    historical
32. 2016-04-15
    listed $47,806
33. 2007-09-17
    soldstatus $60,000
34. 2007-09-14
    soldstatus $60,000
35. 2007-07-23
    price $64,900

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/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: $19,642
• − Mortgage interest: −$5,316
• − Property taxes: −$1,412
• − Insurance: −$474
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$1,140
• − Depreciation: −$2,761
• Taxable income: $5,396
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $5,224/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

+46.2% since first listed

27 events — show timeline

• 2026-01-16 Price Changed $94,900 FORTMLS
• 2025-09-29 Price Changed $104,900 FORTMLS
• 2025-03-04 Price Changed $119,990 FORTMLS
• 2024-09-30 Price Changed $124,990 FORTMLS
• 2024-08-31 Price Changed $129,990 FORTMLS
• 2024-03-17 Price Changed $134,990 FORTMLS
• 2024-02-24 Listed $139,990 FORTMLS
• 2019-12-02 Sold (Public Records) $75,000 Public Records
• 2019-11-23 Listing Removed — FORTMLS
• 2019-11-22 Sold (MLS) $75,000 FORTMLS
• 2019-10-25 Pending — FORTMLS
• 2019-10-17 Price Changed $79,900 FORTMLS
• 2019-10-03 Listed $85,000 FORTMLS
• 2019-02-21 Listing Removed — FORTMLS
• 2019-02-11 Listed $74,800 FORTMLS
• 2018-01-09 Sold (MLS) $35,250 FORTMLS
• 2017-12-13 Pending — FORTMLS
• 2017-11-17 Price Changed $41,400 FORTMLS
• 2017-10-27 Relisted — FORTMLS
• 2017-10-11 Pending — FORTMLS
• 2017-10-03 Pending — FORTMLS
• 2017-09-08 Listed $46,000 FORTMLS
• 2016-11-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-15 Listed $47,806 Stellar MLS as Distributed by MLS Grid
• 2007-09-17 Sold (Public Records) $60,000 Public Records
• 2007-09-14 Sold (MLS) $60,000 FORTMLS
• 2007-07-23 Price Changed $64,900 FORTMLS

Property tax history

+8.8%/yr

Latest (2025): $1,412 · +7.8% YoY. Source: county tax records.