12 Iroquois Unit IN12 · Fort Myers Beach, FL 33931

$149,995

1 bd · 1.0 ba · 805 sqft · Manufactured · 212 Days on market

Manufactured home Built 2026 Excellent condition $186/sqft · at area comps Est $150k · at est.

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.4

Listing remarks

YOUR LAKESIDE ESCAPE AWAITS! Looking for a home that combines modern luxury with a peaceful view? Unit IN12 is officially MOVE-IN READY! This gorgeous new construction features a spacious 800 sq. ft. open floor plan designed to feel bright and airy. We ve pulled out all the stops: Designer Finishes: Crown molding, tray ceilings, and stylish LVP flooring. Turn-Key Ready: Includes a full appliance package and soft-close cabinetry. Built to Last: Durable metal roof and premium construction. The View: Relax on your private porch and watch the sun set over the water. This gem will go fast. Call us today to schedule your private tour!

Key facts

• Open floor plan
• Private porch
• Metal roof

Tags

• OPEN FLOOR PLAN
• FULL APPLIANCE PACKAGE
• SOFT-CLOSE CABINETRY
• METAL ROOF
• PRIVATE PORCH
• SUNSET VIEW

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.8% below list).
• Recommended offer: $122k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 0.2% in Fort Myers Beach — 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 69/100 on livability (#489 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living 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: 1137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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 212 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,788 (18.8% 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 212 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $150,000
• List price: $149,995
• Delta: —
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11540 Caravel Cir #3005	0.79mi	2/2.0 (+1)	790 (-2%)	2mo	$220,000	$278	51
18068 San Carlos Blvd #515	1.07mi	1/1.5	849 (+6%)	5mo	$255,000	$300	50
19681 Summerlin Rd Unit D-334	0.84mi	2/2.0 (+1)	759 (-6%)	0mo	$169,000	$223	46
18120 San Carlos Blvd #504	1.19mi	1/1.5	742 (-8%)	8mo	$220,000	$296	43
11111 Ballweg Ln	1.47mi	2/1.5 (+1)	872 (+8%)	3mo	$75,000	$86	41
12691 Water Ln	1.26mi	2/1.0 (+1)	720 (-11%)	3mo	$200,000	$278	40
159 Adrienne Dr	1.09mi	2/1.0 (+1)	654 (-19%)	0mo	$135,000	$206	35
11791 Papershell Dr	0.99mi	2/2.0 (+1)	920 (+14%)	1mo	$195,000	$212	31
11901 Caraway Ln #104	0.93mi	2/2.0 (+1)	934 (+16%)	0mo	$193,500	$207	31
16521 Bayleaf Ln #69	0.88mi	2/2.0 (+1)	920 (+14%)	3mo	$225,000	$245	30
16541 Bayleaf Ln #59	0.85mi	2/2.0 (+1)	941 (+17%)	5mo	$215,000	$228	27
287 Dillard Ave	1.25mi	2/2.0 (+1)	921 (+14%)	7mo	$190,000	$206	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-29,029
• Equity at exit: $22,365

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-31,310
• Equity at exit: $12,969

Cash invested: $41,999 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 4 under contract
• Months of supply: 96.0 mo (1%/mo absorbed)
• Median asking: $154,995 ($204/sqft)
• Median days on market: 179 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: -8.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33931

• Home prices YoY: -18.8%
• Active inventory: 1137
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-74

Break-even live

Break-even rent $1,312

Max offer price $139,221

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-23	+0% $-74	+5% $-126	+10% $-178
Rent	-10% $-171	-5% $-123	+0% $-74	+5% $-26	+10% $22
Rate	-1.0pp $1	-0.5pp $-36	base $-74	+0.5pp $-113	+1.0pp $-153

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: $37,499
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Chippewa Trl Fort Myers Beach, FL	2.0	2.0	1000	$1,600	$1.60	6d	1	0.10mi
730 Chippewa Trl Fort Myers Beach, FL	2.0	2.0	1000	$1,600	$1.60	10d	1	0.10mi
17220 Whitewater Ct Fort Myers Beach, FL	2.0	1.5	1103	$1,800	$1.63	10d	1	0.45mi
11060 Caravel Cir #105 Fort Myers, FL	1.0	1.5	786	$1,400	$1.78	10d	1	0.55mi
11110 Caravel Cir #201 Fort Myers, FL	2.0	2.0	1050	$3,500	$3.33	164d	1	0.59mi
11110 Caravel Cir #101 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	6d	1	0.59mi
11110 Caravel Cir #101 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	10d	1	0.59mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	164d	1	0.62mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	164d	1	0.63mi
16910 Carmen Ave Unit 16912 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	55d	1	0.63mi
16910 Carmen Ave Unit 16920 Fort Myers, FL	2.0	1.0	780	$1,300	$1.67	133d	1	0.63mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	164d	1	0.63mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	10d	1	0.63mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	55d	1	0.63mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	144d	1	0.64mi
11464 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	10d	1	0.65mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	29d	1	0.65mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	10d	1	0.65mi
11464 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	28d	1	0.65mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	38d	1	0.65mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	144d	1	0.65mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$5,150	$4.74	6d	2	0.71mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$3,300	$3.03	130d	2	0.71mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,700	$4.32	164d	2	0.71mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	144d	1	0.71mi
11430 Kimble Dr Unit 11432 Fort Myers, FL	1.0	1.0	650	$1,300	$2.00	10d	1	0.71mi
11430 Kimble Dr Unit 11432 back Fort Myers, FL	1.0	1.0	650	$1,300	$2.00	24d	1	0.71mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	144d	1	0.71mi
11401 Char Ann Dr #403 Fort Myers, FL	2.0	1.0	947	$1,600	$1.69	2d	1	0.73mi
11410 Char Ann Dr Unit 2 Fort Myers, FL	1.0	1.0	700	$1,300	$1.86	10d	1	0.74mi
11220 Caravel Cir #306 Fort Myers, FL	1.0	1.5	836	$2,500	$2.99	164d	1	0.75mi
18014 San Carlos Blvd #44 Fort Myers Beach, FL	2.0	2.5	1101	$1,995	$1.81	152d	1	0.76mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,575	$2.02	10d	1	0.76mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,575	$2.02	29d	1	0.76mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,575	$2.02	55d	1	0.76mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	162d	1	0.78mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	1d	1	0.80mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	164d	1	0.80mi
16841 Juanita Ave Unit D Fort Myers, FL	2.0	1.0	840	$1,345	$1.60	7d	1	0.80mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	10d	1	0.81mi

Property features AI

Finance

• Financial info: List price $129,995

Exterior

• Home design: Spec inventory plan named "12 Iroquois No."Active listing
• Exterior features: Located at 12 Iroquois, Fort Myers Beach, FL 33931

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: 805 square feet living area

Listing history 50 events

1. 2026-09-24
   days on market $149,995 Active 212 DOM
2. 2026-09-23
   days on market $149,995 Active 211 DOM
3. 2026-09-22
   days on market $149,995 Active 210 DOM
4. 2026-09-21
   days on market $149,995 Active 209 DOM
5. 2026-09-17
   days on market $149,995 Active 205 DOM
6. 2026-09-13
   days on market $149,995 Active 201 DOM
7. 2026-09-13
   days on market $149,995 Active 200 DOM
8. 2026-09-11
   days on market $149,995 Active 199 DOM
9. 2026-09-05
   days on market $149,995 Active 193 DOM
10. 2026-09-04
    days on market $149,995 Active 192 DOM
11. 2026-08-31
    days on market $149,995 Active 188 DOM
12. 2026-08-28
    days on market $149,995 Active 185 DOM
13. 2026-08-26
    days on market $149,995 Active 183 DOM
14. 2026-08-24
    days on market $149,995 Active 181 DOM
15. 2026-08-23
    days on market $149,995 Active 180 DOM
16. 2026-08-21
    days on market $149,995 Active 178 DOM
17. 2026-08-20
    days on market $149,995 Active 177 DOM
18. 2026-08-19
    days on market $149,995 Active 176 DOM
19. 2026-08-18
    days on market $149,995 Active 175 DOM
20. 2026-08-16
    days on market $149,995 Active 173 DOM
21. 2026-08-15
    days on market $149,995 Active 172 DOM
22. 2026-08-13
    days on market $149,995 Active 170 DOM
23. 2026-08-09
    price $149,995 Active 166 DOM
24. 2026-08-09
    days on market $142,995 Active 166 DOM
25. 2026-08-06
    days on market $142,995 Active 163 DOM
26. 2026-08-05
    days on market $142,995 Active 162 DOM
27. 2026-07-26
    days on market $142,995 Active 152 DOM
28. 2026-07-24
    days on market $142,995 Active 150 DOM
29. 2026-07-23
    days on market $142,995 Active 149 DOM
30. 2026-07-22
    days on market $142,995 Active 148 DOM
31. 2026-07-21
    days on market $142,995 Active 147 DOM
32. 2026-07-18
    days on market $142,995 Active 144 DOM
33. 2026-07-18
    days on market $142,995 Active 143 DOM
34. 2026-07-16
    days on market $142,995 Active 142 DOM
35. 2026-07-15
    days on market $142,995 Active 141 DOM
36. 2026-07-13
    days on market $142,995 Active 139 DOM
37. 2026-07-13
    days on market $142,995 Active 138 DOM
38. 2026-07-12
    days on market $142,995 Active 137 DOM
39. 2026-07-10
    days on market $142,995 Active 136 DOM
40. 2026-07-10
    days on market $142,995 Active 135 DOM
41. 2026-07-07
    days on market $142,995 Active 133 DOM
42. 2026-07-06
    days on market $142,995 Active 132 DOM
43. 2026-07-05
    days on market $142,995 Active 131 DOM
44. 2026-07-02
    days on market $142,995 Active 128 DOM
45. 2026-07-01
    days on market $142,995 Active 127 DOM
46. 2026-06-30
    days on market $142,995 Active 126 DOM
47. 2026-06-29
    days on market $142,995 Active 125 DOM
48. 2026-06-28
    days on market $142,995 Active 124 DOM
49. 2026-06-25
    days on market $142,995 Active 120 DOM
50. 2026-06-22
    days on market $142,995 Active 117 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,615
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,363
• Taxable loss: −$3,489
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $-56/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with modern finishes and a peaceful lakeside view. Minimal updates to the exterior and landscaping would further enhance its appeal.

Value-add opportunities

• Both Painting the exterior siding and updating the landscaping — Painting the exterior and updating landscaping will enhance curb appeal and attract more buyers or renters. ↑
• Both Adding a small garden or planter boxes — Adding a small garden or planter boxes will enhance the curb appeal and add a touch of greenery. ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Ray V. Pottorf Elementary School F FL #1,288/2,144 Nat'l #16,061/41,679 Middle Bonita Springs Middle Center For The Arts C+ FL #209/571 Nat'l #2,873/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

C Composite livability gradescore 69/100

Livability — Fort Myers Beach

• Score: 69/100
• State rank: #489
• US rank: #8995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 871,946 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 8,350
• Household income: $79,018
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 4%
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

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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: ▼ -194.12%
• Current HPI: 837.37
• Rent YoY: —
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $129,995

Exterior

• Home design: Spec inventory plan named "12 Iroquois No."Active listing
• Exterior features: Located at 12 Iroquois, Fort Myers Beach, FL 33931

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: 805 square feet living area