16244 Charleston Ave · Iona, FL 33908

$164,000

2 bd · 2.0 ba · 1,158 sqft · Manufactured public records · 489 Days on market

Built 1989 5,488 sqft lot Est $184k · 11% under $175/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 +25.5/30.0
• ARV discount +12.4/15.0
• DSCR +8.5/10.0
• 1% rule +8.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

Key facts

• Attached carport
• Hot tub
• Large pool

Tags

• ENCLOSED LANAI
• ATTACHED CARPORT
• REMODELED BATHROOMS
• OPEN KITCHEN WITH ISLAND
• LARGE POOL
• HOT TUB

Property features AI

Finance

• Other: Community of approximately 150 units; Zoning: MH-2
• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association (quarterly fee); Association fee $525 quarterly; Association covers management, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, security; Community amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, billiards/billiard room, library, barbecue/picnic area, management

Exterior

• Parking: Attached carport (1 covered space); Driveway; Paved parking; Two parking spaces
• Security: Gated community; Street lights; Association provides security
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Vinyl siding; One-story; Entry level: 1; Faces south; Resale condition
• Construction: Shingle roof; Manufactured construction; Vinyl siding
• Exterior features: Community pool; Rectangular lot; Paved road; North exposure

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Heat pump cooling; Has heating and cooling
• Interior features: Built-in features; Breakfast area; Kitchen island; Combined living/dining area; Separate shower (shower only); High-speed internet; Double-hung windows; Partially furnished
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.1% in Iona — 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 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: 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.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents soft (-1.2%/yr); 1251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 34% of the median local income ($75k/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 $5k 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 489 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $104k (39%) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,320 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $184,122
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10503 Winchester Ct	0.04mi	2/2.0	1,069 (-8%)	1mo	$169,500	$159	84
318 Rosa Lee Ave	0.48mi	2/2.0	1,080 (-7%)	7mo	$239,500	$222	61
11 Derwent Blvd	0.71mi	2/2.0	1,176 (+2%)	5mo	$110,000	$94	60

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-35,176
• Equity at exit: $24,453

10-year hold

• IRR: -40.2%
• Equity multiple: -0.24×
• Total profit: $-56,788
• Equity at exit: $14,180

Cash invested: $45,920 (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: 1251
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$860
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$68
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-43

Break-even live

Break-even rent $2,200

Max offer price $156,466

Occupancy floor 97%

Sensitivity live

Price	-10% $50	-5% $4	+0% $-43	+5% $-89	+10% $-135
Rent	-10% $-212	-5% $-127	+0% $-43	+5% $42	+10% $127
Rate	-1.0pp $40	-0.5pp $-1	base $-43	+0.5pp $-85	+1.0pp $-128

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16645 Lake Circle Dr #732 Fort Myers, FL	2.0	2.0	1154	$4,000	$3.47	25d	1	0.23mi
16635 Lake Circle Dr Fort Myers, FL	2.0	2.0	1277	$2,150	$1.68	17d	2	0.24mi
16625 Lake Circle Dr #523 Fort Myers, FL	2.0	2.0	1154	$2,100	$1.82	25d	1	0.29mi
16685 Lake Circle Dr Fort Myers, FL	2.0	2.0	1228	$2,000	$1.63	25d	2	0.31mi
11021 Gulf Reflections Dr Fort Myers, FL	2.0–3.0	2.0	1674	$2,600	$1.55	25d	2	0.44mi
11021 Gulf Reflections Dr #303 Fort Myers, FL	2.0	2.0	1500	$4,200	$2.80	5d	1	0.44mi
11041 Gulf Reflections Dr #305 Fort Myers, FL	2.0	2.0	1500	$1,800	$1.20	25d	1	0.49mi
11093 Kelly Rd Fort Myers, FL	2.0	1.0	830	$2,000	$2.41	23d	1	0.58mi
11262 Summerwinds Ct Fort Myers, FL	2.0	1.0	1049	$1,699	$1.62	23d	1	0.63mi
11298 Summerwinds Ct Fort Myers, FL	2.0	1.0	861	$1,599	$1.86	23d	1	0.66mi
11389 Summerwinds Ct Fort Myers, FL	2.0	1.0	927	$1,599	$1.72	23d	1	0.73mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	25d	1	0.77mi
11460 Summerwinds Ct Fort Myers, FL	2.0	1.0	912	$1,699	$1.86	23d	1	0.79mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,500	$1.92	25d	1	0.80mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	5d	1	0.87mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	5d	1	0.87mi
11451 Char Ann Dr Fort Myers, FL	2.0	1.0	1300	$1,950	$1.50	3d	1	0.91mi
15773 Beachcomber Ave Unit 1264830P Fort Myers, FL	3.0	2.0	1496	$3,133	$2.09	15d	1	0.92mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	5d	1	0.92mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	5d	1	0.94mi
15449 Bellamar Cir #1225 Fort Myers, FL	3.0	2.0	1043	$1,700	$1.63	15d	1	0.94mi
16214 Via Solera Cir #5 Fort Myers, FL	2.0	2.5	1300	$1,750	$1.35	25d	1	0.95mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	25d	1	0.95mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	25d	1	0.95mi
10743 Robinson St Fort Myers, FL	3.0	2.0	1216	$2,000	$1.64	25d	1	0.98mi
15433 Bellamar Cir Fort Myers, FL	3.0	2.0	1021	$2,575	$2.52	25d	2	0.99mi
15655 Ocean Walk Cir Fort Myers, FL	1.0–2.0	1.0–2.0	856	$3,200	$3.74	16d	2	1.00mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1287	$3,699	$2.87	4d	2	1.00mi
15645 Ocean Walk Cir Fort Myers, FL	3.0	2.0	1227	$2,774	$2.26	5d	3	1.00mi
15430 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$2,400	$2.30	17d	2	1.00mi
15430 Bellamar Cir #3023 Fort Myers, FL	3.0	2.0	1043	$3,500	$3.36	5d	1	1.01mi
15430 Bellamar Cir Unit 1546283P Fort Myers, FL	3.0	2.0	1033	$1,873	$1.81	16d	1	1.01mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	25d	1	1.02mi
15585 Ocean Walk Cir #302 Fort Myers, FL	1.0	1.0	828	$1,700	$2.05	25d	1	1.03mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	23d	1	1.05mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	25d	1	1.05mi
11400 Ocean Walk Ln Fort Myers, FL	1.0–2.0	1.0–2.0	856	$1,500	$1.75	5d	2	1.07mi
15401 Bellamar Cir #621 Fort Myers, FL	3.0	2.0	1040	$1,700	$1.63	13d	1	1.09mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	23d	1	1.10mi
15385 Bellamar Cir #413 Fort Myers, FL	3.0	2.0	1043	$1,600	$1.53	25d	1	1.10mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: security

Listing history 32 events

1. 2026-06-07
   pricestatusdays on market $164,000 Pending 489 DOM
2. 2026-06-02
   days on market $169,900 Active 485 DOM
3. 2026-06-01
   days on market $169,900 Active 484 DOM
4. 2026-06-01
   days on market $169,900 Active 483 DOM
5. 2026-05-02
   price $169,900
6. 2026-03-11
   price $179,000
7. 2026-01-21
   price $185,000
8. 2026-01-08
   price $200,000
9. 2025-11-20
   price $205,900
10. 2025-10-22
    price $224,900
11. 2025-07-02
    price $239,000
12. 2025-05-06
    price $240,000
13. 2025-03-20
    price $248,000
14. 2025-02-17
    price $256,900
15. 2025-02-03
    price $264,900
16. 2025-02-01
    listed $267,900 Active
17. 2020-02-19
    soldstatus $170,200
18. 2020-02-18
    soldstatus $170,200 Closed 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

19. 2020-02-02
    status Pending 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

20. 2020-02-02
    status Active 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

21. 2020-01-31
    historical 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

22. 2020-01-30
    status Active 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

23. 2020-01-30
    historical 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

24. 2020-01-29
    listed $169,900 Active 800-char remark

    Show marketing remark (800 chars)

    Beautifully maintained 2 bedroom, 2 bath home in Lee Plantation. This home has been remodeled in the kitchen and both baths. It features and open floor plan with a large kitchen island. Both bedrooms are spacious, and there is a utility room in the residence. The front screened porch is a great place to visit with your neighbors. Additionally, the owners have made a very inviting entrance to the property under the carport. You enter into a tiled lanai with glass windows. The home comes furnished with modern, attractive furnishings, ready to be your place in the sun! Lee Plantation is a hidden gem. It is a gated 55 plus community, with numerous activities and clubs. The amenities are first class. So near the beaches of Ft Myers and Sanibel, yet tucked away from all of the traffic in season!

25. 2017-05-03
    soldstatus $145,000
26. 2017-04-27
    soldstatus $145,000 Sold 629-char remark

    Show marketing remark (629 chars)

    You have been waiting for this listing in private, quiet Lee Plantation! The home has 2 bedrooms, 2 baths, and a newer open floor plan. The kitchen has all been redone, and the large island is open to the living area. The side lanai, off of the carport, has great windows, is open to the kitchen, and is under air/ heat. The front lanai has soft acrylic windows which open wide to catch the breezes. Lee Plantation has a great location, and features a beautiful clubhouse, catch and release fishing lake, tennis, shuffleboard, huge pool and hot tub overlooking the lake. This gated community has it all. Make an appointment soon!

27. 2017-03-23
    status Pending 629-char remark

    Show marketing remark (629 chars)

    You have been waiting for this listing in private, quiet Lee Plantation! The home has 2 bedrooms, 2 baths, and a newer open floor plan. The kitchen has all been redone, and the large island is open to the living area. The side lanai, off of the carport, has great windows, is open to the kitchen, and is under air/ heat. The front lanai has soft acrylic windows which open wide to catch the breezes. Lee Plantation has a great location, and features a beautiful clubhouse, catch and release fishing lake, tennis, shuffleboard, huge pool and hot tub overlooking the lake. This gated community has it all. Make an appointment soon!

28. 2017-03-05
    status Pending With Contingencies 629-char remark

    Show marketing remark (629 chars)

    You have been waiting for this listing in private, quiet Lee Plantation! The home has 2 bedrooms, 2 baths, and a newer open floor plan. The kitchen has all been redone, and the large island is open to the living area. The side lanai, off of the carport, has great windows, is open to the kitchen, and is under air/ heat. The front lanai has soft acrylic windows which open wide to catch the breezes. Lee Plantation has a great location, and features a beautiful clubhouse, catch and release fishing lake, tennis, shuffleboard, huge pool and hot tub overlooking the lake. This gated community has it all. Make an appointment soon!

29. 2017-01-27
    price $159,900 629-char remark

    Show marketing remark (629 chars)

    You have been waiting for this listing in private, quiet Lee Plantation! The home has 2 bedrooms, 2 baths, and a newer open floor plan. The kitchen has all been redone, and the large island is open to the living area. The side lanai, off of the carport, has great windows, is open to the kitchen, and is under air/ heat. The front lanai has soft acrylic windows which open wide to catch the breezes. Lee Plantation has a great location, and features a beautiful clubhouse, catch and release fishing lake, tennis, shuffleboard, huge pool and hot tub overlooking the lake. This gated community has it all. Make an appointment soon!

30. 2016-11-08
    listed $164,900 Active 629-char remark

    Show marketing remark (629 chars)

    You have been waiting for this listing in private, quiet Lee Plantation! The home has 2 bedrooms, 2 baths, and a newer open floor plan. The kitchen has all been redone, and the large island is open to the living area. The side lanai, off of the carport, has great windows, is open to the kitchen, and is under air/ heat. The front lanai has soft acrylic windows which open wide to catch the breezes. Lee Plantation has a great location, and features a beautiful clubhouse, catch and release fishing lake, tennis, shuffleboard, huge pool and hot tub overlooking the lake. This gated community has it all. Make an appointment soon!

31. 1998-09-01
    listed $69,900
32. 1996-01-04
    soldstatus $74,000

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/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 · 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: $25,747
• − Mortgage interest: −$9,187
• − Property taxes: −$2,493
• − Insurance: −$5,938
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$2,100
• − Depreciation: −$4,771
• Taxable loss: −$2,861
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $175/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 — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• 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

+129.6% since first listed

28 events — show timeline

• 2026-05-02 Price Changed $169,900 FORTMLS
• 2026-03-11 Price Changed $179,000 FORTMLS
• 2026-01-21 Price Changed $185,000 FORTMLS
• 2026-01-08 Price Changed $200,000 FORTMLS
• 2025-11-20 Price Changed $205,900 FORTMLS
• 2025-10-22 Price Changed $224,900 FORTMLS
• 2025-07-02 Price Changed $239,000 FORTMLS
• 2025-05-06 Price Changed $240,000 FORTMLS
• 2025-03-20 Price Changed $248,000 FORTMLS
• 2025-02-17 Price Changed $256,900 FORTMLS
• 2025-02-03 Price Changed $264,900 FORTMLS
• 2025-02-01 Listed $267,900 FORTMLS
• 2020-02-19 Sold (Public Records) $170,200 Public Records
• 2020-02-18 Sold (MLS) $170,200 FORTMLS
• 2020-02-02 Pending — FORTMLS
• 2020-02-02 Relisted — FORTMLS
• 2020-01-31 Listing Removed — FORTMLS
• 2020-01-30 Relisted — FORTMLS
• 2020-01-30 Listing Removed — FORTMLS
• 2020-01-29 Listed $169,900 FORTMLS
• 2017-05-03 Sold (Public Records) $145,000 Public Records
• 2017-04-27 Sold (MLS) $145,000 FORTMLS
• 2017-03-23 Pending — FORTMLS
• 2017-03-05 Pending — FORTMLS
• 2017-01-27 Price Changed $159,900 FORTMLS
• 2016-11-08 Listed $164,900 FORTMLS
• 1998-09-01 Listed $69,900 FORTMLS
• 1996-01-04 Sold (Public Records) $74,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,493 · -8.3% YoY. Source: county tax records.