174 Santa Fe Trl · North Fort Myers, FL 33917

$55,000

1 bd · 1.0 ba · 672 sqft · Manufactured public records · 64 Days on market

Built 1973 4,922 sqft lot $95/mo HOA · 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Own your land here folks! Attention Snowbirds and Full Timers: 2 bedroom 1 bath Manufactured home located in Carriage Village, a 55+ ACTIVE community! Have it all here, for $70 per month HOA. Come see this affordable property. Lots of potential. Well kept.

Key facts

• Own your own land
• Billiards room
• Hobby shop

Tags

• OVERSIZED LOT
• OWN YOUR OWN LAND
• HEATED POOL
• BOAT STORAGE
• BILLIARDS ROOM
• HOBBY SHOP

Property features AI

Finance

• Other: Community pool
• Financial info: Pets allowed: conditional (call for details)
• HOA & community: Monthly association fee of $95; Association covers legal/accounting, recreation facilities, reserve fund, and trash; Community amenities include clubhouse, pool, billiard room, hobby room, library, shuffleboard court, and RV/boat storage; On-site management; Senior community

Exterior

• Parking: Attached carport (1 covered space); Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry level 1; Northeast facing; Resale property
• Construction: Metal roof; Vinyl siding; Built as manufactured housing
• Exterior features: Lanai; Porch; Screened porch; Oversized lot; Southwest exposure

Interior

• Kitchen: Electric cooktop; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Den (additional living space); Screened porch (additional living space)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Built-in features; Dual sinks; Eat-in kitchen; Shower only with separate shower; Single-hung windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $21 ($249/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 64 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.85%
• DSCR: 2.55
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-7,685
• Equity at exit: $8,201

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-5,372
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$288
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$95
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $21

Break-even live

Break-even rent $1,163

Max offer price $55,000

Occupancy floor 93%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Daniels Dr Unit B North Fort Myers, FL	1.0	1.0	400	$1,099	$2.75	24d	1	0.53mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	14d	1	0.79mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	24d	1	0.79mi
137 Lantern Pl North Fort Myers, FL	1.0	1.0	580	$975	$1.68	3d	1	0.82mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	24d	1	0.87mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	3d	1	0.95mi
240 W Mariana Ave Apt B North Fort Myers, FL	1.0	1.0	600	$1,295	$2.16	24d	1	1.34mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	2d	1	1.45mi

HOA detail

• Monthly dues: $95 · $1,140/yr

Listing history 25 events

1. 2026-06-17
   days on market $55,000 Active 64 DOM
2. 2026-06-16
   days on market $55,000 Active 63 DOM
3. 2026-06-15
   days on market $55,000 Active 62 DOM
4. 2026-06-13
   days on market $55,000 Active 60 DOM
5. 2026-06-10
   pricedays on market $55,000 Active 57 DOM
6. 2026-06-09
   days on market $57,000 Active 56 DOM
7. 2026-06-07
   days on market $57,000 Active 54 DOM
8. 2026-06-03
   days on market $57,000 Active 50 DOM
9. 2026-06-02
   days on market $57,000 Active 49 DOM
10. 2026-06-01
    days on market $57,000 Active 48 DOM
11. 2026-05-31
    days on market $57,000 Active 47 DOM
12. 2026-04-14
    listed $57,000 Active
13. 2026-03-20
    historical
14. 2025-09-17
    price $74,500
15. 2025-06-30
    price $84,500
16. 2025-05-01
    price $89,500
17. 2025-03-20
    listed $95,000 Active
18. 2018-01-19
    soldstatus $25,000 Sold 259-char remark

    Show marketing remark (259 chars)

    Own your land here folks! Attention Snowbirds and Full Timers: 2 bedroom 1 bath Manufactured home located in Carriage Village, a 55+ ACTIVE community! Have it all here, for $70 per month HOA. Come see this affordable property. Lots of potential. Well kept.

19. 2017-10-31
    historical 259-char remark

    Show marketing remark (259 chars)

    Own your land here folks! Attention Snowbirds and Full Timers: 2 bedroom 1 bath Manufactured home located in Carriage Village, a 55+ ACTIVE community! Have it all here, for $70 per month HOA. Come see this affordable property. Lots of potential. Well kept.

20. 2017-10-20
    listed $39,900 Active 259-char remark

    Show marketing remark (259 chars)

    Own your land here folks! Attention Snowbirds and Full Timers: 2 bedroom 1 bath Manufactured home located in Carriage Village, a 55+ ACTIVE community! Have it all here, for $70 per month HOA. Come see this affordable property. Lots of potential. Well kept.

21. 2002-02-06
    soldstatus $25,000
22. 2002-01-06
    price $30,900
23. 1999-04-06
    soldstatus $15,000
24. 1998-02-23
    soldstatus $21,000
25. 1997-04-30
    soldstatus $26,000

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/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 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,274
• − Mortgage interest: −$3,081
• − Property taxes: −$1,033
• − Insurance: −$5,394
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$1,140
• − Depreciation: −$1,600
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $310/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

+119.2% since first listed

14 events — show timeline

• 2026-04-14 Listed $57,000 FORTMLS
• 2026-03-20 Listing Removed — FORTMLS
• 2025-09-17 Price Changed $74,500 FORTMLS
• 2025-06-30 Price Changed $84,500 FORTMLS
• 2025-05-01 Price Changed $89,500 FORTMLS
• 2025-03-20 Listed $95,000 FORTMLS
• 2018-01-19 Sold (MLS) $25,000 FORTMLS
• 2017-10-31 Listing Removed — FORTMLS
• 2017-10-20 Listed $39,900 FORTMLS
• 2002-02-06 Sold (MLS) $25,000 FORTMLS
• 2002-01-06 Price Changed $30,900 FORTMLS
• 1999-04-06 Sold (Public Records) $15,000 Public Records
• 1998-02-23 Sold (Public Records) $21,000 Public Records
• 1997-04-30 Sold (Public Records) $26,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,033 · -3.0% YoY. Source: county tax records.