178 Caravan Cir · North Fort Myers, FL 33903

$92,000

1 bd · 1.0 ba · 422 sqft · Manufactured public records · 35 Days on market

Built 1988 2,221 sqft lot Est $63k · 45% over $264/mo HOA · 21% of rent

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Why this score? — see what drove the D 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 +17.6/30.0
• 1% rule +8.4/10.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in desirable Fountain View RV Resort, a well-established 55+ community where you OWN THE LAND, this beautifully maintained turnkey-furnished 1-bedroom, 2-bath home offers approximately 738 sq. ft. of comfortable living space. The spacious kitchen features an island, abundant built-in cabinetry, and opens to the living and dining areas, creating an inviting layout for everyday living and entertaining. Decorative mirrors add character and charm throughout the home, while the in-residence laundry provides added convenience. Enjoy relaxing outdoors on the rear covered patio, and appreciate the added protection and shade provided by the clamshell awning shutters, which can also be deploy

Key facts

• In-residence laundry
• Spacious kitchen
• Own the land

Tags

• OWN THE LAND
• TURNKEY-FURNISHED
• SPACIOUS KITCHEN
• ABUNDANT BUILT-IN CABINETRY
• IN-RESIDENCE LAUNDRY
• REAR COVERED PATIO

Property features AI

Finance

• Financial info: Pets allowed conditionally; typically one pet up to 20 lbs (contact for details)
• HOA & community: Homeowners association with monthly fee; Association amenities include clubhouse, pool, spa/hot tub, sport courts (basketball, tennis, pickleball, bocce, shuffleboard), RV/boat storage, storage rooms, laundry, library, and street lights; Association services include management, insurance, cable TV, internet, laundry, grounds maintenance, recreation facilities, road maintenance, street lights, trash, and water; Community of 338 units; Senior community

Exterior

• Parking: Driveway; Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home; One story; Entry level: 1; Faces northeast; Resale property
• Construction: Aluminum siding; Roof over (roof details listed)
• Exterior features: Community pool; Rectangular lot; Private paved road frontage; Southwest exposure

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Refrigerator; Disposal; Freezer
• Bedrooms: Florida room (listed as a room type); Furnished
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans; Humidity control
• Interior features: Vaulted ceilings; Built-in features; Custom mirrors; Window treatments and coverings; Cable TV and high-speed internet available; Breakfast bar; Eat-in kitchen; Kitchen island; Living/dining room combination; Tub/shower
• Laundry & utility: Washer; Dryer; Washer and dryer hookups inside; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $72 ($863/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 soft (-1.9%/yr); 472 active listings in the ZIP; 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 $636 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 35 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.34% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $63,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Vista Mar Dr	0.06mi	1/1.0	386 (-8%)	6mo	$30,000	$78	78
10 Fountain View Blvd	0.19mi	1/1.5	442 (+5%)	22mo	$66,500	$150	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.47×
• Total profit: $-13,755
• Equity at exit: $13,717

10-year hold

• IRR: -16.6%
• Equity multiple: 0.25×
• Total profit: $-19,288
• Equity at exit: $7,954

Cash invested: $25,760 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$38
• HOA: −$264
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $72

Break-even live

Break-even rent $1,140

Max offer price $92,000

Occupancy floor 89%

Sensitivity live

Price	-10% $124	-5% $98	+0% $72	+5% $46	+10% $20
Rent	-10% $-25	-5% $23	+0% $72	+5% $121	+10% $169
Rate	-1.0pp $118	-0.5pp $95	base $72	+0.5pp $48	+1.0pp $24

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $264 · $3,168/yr

Listing history 16 events

1. 2026-06-17
   days on market $92,000 Active 35 DOM
2. 2026-06-16
   days on market $92,000 Active 34 DOM
3. 2026-06-15
   days on market $92,000 Active 33 DOM
4. 2026-06-13
   days on market $92,000 Active 31 DOM
5. 2026-06-10
   days on market $92,000 Active 28 DOM
6. 2026-06-09
   days on market $92,000 Active 27 DOM
7. 2026-06-08
   days on market $92,000 Active 26 DOM
8. 2026-06-07
   days on market $92,000 Active 25 DOM
9. 2026-06-03
   days on market $92,000 Active 21 DOM
10. 2026-06-02
    days on market $92,000 Active 20 DOM
11. 2026-06-01
    days on market $92,000 Active 19 DOM
12. 2026-05-31
    days on market $92,000 Active 18 DOM
13. 2026-05-13
    listed $92,000 Active
14. 2024-02-08
    soldstatus $100,000
15. 1990-12-05
    soldstatus $48,500
16. 1988-04-13
    soldstatus $16,400

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $14,775
• − Mortgage interest: −$5,153
• − Property taxes: −$1,392
• − Insurance: −$460
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$3,168
• − Depreciation: −$2,676
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $968/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): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+461.0% since first listed

4 events — show timeline

• 2026-05-13 Listed $92,000 FORTMLS
• 2024-02-08 Sold (Public Records) $100,000 Public Records
• 1990-12-05 Sold (Public Records) $48,500 Public Records
• 1988-04-13 Sold (Public Records) $16,400 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,392 · +22.0% YoY. Source: county tax records.