174 Overland Trl · North Fort Myers, FL 33917

$122,000

2 bd · 2.0 ba · 1,034 sqft · Manufactured public records · 71 Days on market

Built 1973 4,312 sqft lot Est $121k · at est. $95/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.9/10.0
• ARV discount +7.1/15.0
• 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

This 2-BR/2 BA + den home has been renovated and ready for new buyer. Great room concept with split floor plan consists of Living Room, Dining Area and Kitchen. Primary bedroom with walk-in closet and bathroom with shower. Second bedroom has 2 closets with back door access. Den area can be used for office and or hobby area. LTV flooring throughout the home 2024. LG Refrigerator 2025. Roof 2023. Water Heater 2026. Utility shed for washer, dryer and storage. Located in Carriage Village, active 55+ pet friendly community. OWN YOUR LAND. Maintenance Fee is $95/month. Community has an abundance of amenities to include large-heated pool, clubhouse, hobby shop, library, billiards room, putting

Key facts

• Renovated
• Walk-in closet
• Great room concept

Tags

• RENOVATED
• GREAT ROOM CONCEPT
• SPLIT FLOOR PLAN
• WALK-IN CLOSET
• BACK DOOR ACCESS
• DEN AREA

Property features AI

Finance

• Other: Zoning: MH-1; Road surface: paved; Lot is rectangular with dimensions approx. 51 x 98 x 51 x 98
• HOA & community: Homeowners association with $95 monthly fee; Association covers recreation facilities and reserve fund; Community amenities include clubhouse, pool, billiard room, hobby room, library, putting green(s), shuffleboard court, and RV/boat storage; Senior community; 395 units in the community

Exterior

• Parking: Attached covered carport; Carport for 3 vehicles; Two covered spaces listed
• Utilities: Public water; Public sewer; Cable available; Municipal irrigation
• Home design: Manufactured home with vinyl siding; Single-story; Entry level: 1; Faces northwest; Southeast exposure on lot
• Construction: Metal roof; Manufactured construction; Vinyl siding
• Exterior features: Storage; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Den listed as a room type
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Living/dining room; Den; Split bedroom layout; Walk-in closet(s); Separate shower (shower only); Window coverings / treatments; Jalousie windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $843 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 $69k; list at $122k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $114,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 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: 1.29% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $120,978
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Chisholm Trl	0.12mi	2/1.5	900 (-13%)	9mo	$65,000	$72	63
349 Shrub Ln S	0.45mi	2/2.0	1,144 (+11%)	7mo	$110,000	$96	55
734 Knotty Pine Cir	0.64mi	2/2.0	1,152 (+11%)	3mo	$148,000	$128	48
7580 Marx Dr	0.75mi	2/2.0	1,176 (+14%)	5mo	$138,000	$117	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $603
• Equity at exit: $18,191

10-year hold

• IRR: 9.8%
• Equity multiple: 1.74×
• Total profit: $25,320
• Equity at exit: $10,548

Cash invested: $34,160 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$640
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$51
• HOA: −$95
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $328

Break-even live

Break-even rent $1,160

Max offer price $122,000

Occupancy floor 74%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	2d	1	0.20mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	0.49mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	3d	1	0.55mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	24d	1	0.62mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	24d	1	0.63mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	3d	1	0.63mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	16d	1	0.65mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	24d	1	0.65mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	12d	1	0.66mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	3d	1	0.67mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	3d	1	0.80mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	19d	1	0.83mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	24d	1	0.83mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	24d	1	0.83mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	24d	1	0.83mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	3d	1	0.85mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	3d	1	0.85mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	24d	1	0.87mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	3d	1	0.93mi
1398 Evalena Ln North Fort Myers, FL	3.0	2.0	1479	$1,849	$1.25	2d	1	0.95mi
5510 Sir Walter Way North Fort Myers, FL	2.0	2.0	1152	$1,800	$1.56	3d	1	0.97mi
5558 Sir Walter Way North Fort Myers, FL	2.0	2.0	1372	$1,095	$0.80	14d	1	0.98mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	21d	1	1.02mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	14d	1	1.05mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	24d	1	1.06mi
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	24d	1	1.06mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	24d	1	1.08mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	24d	1	1.11mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	24d	1	1.12mi
1526 Wood Rd North Fort Myers, FL	1.0	1.0	912	$1,500	$1.64	3d	1	1.12mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	3d	1	1.13mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	24d	1	1.13mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	21d	1	1.17mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	1.18mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	1.21mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	1.21mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.24mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	12d	1	1.39mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	24d	1	1.42mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	24d	1	1.44mi

HOA detail

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

Listing history 49 events

1. 2026-06-17
   days on market $122,000 Active 71 DOM
2. 2026-06-16
   days on market $122,000 Active 70 DOM
3. 2026-06-15
   days on market $122,000 Active 69 DOM
4. 2026-06-13
   days on market $122,000 Active 67 DOM
5. 2026-06-10
   days on market $122,000 Active 64 DOM
6. 2026-06-09
   days on market $122,000 Active 63 DOM
7. 2026-06-07
   days on market $122,000 Active 61 DOM
8. 2026-06-03
   days on market $122,000 Active 57 DOM
9. 2026-06-02
   days on market $122,000 Active 56 DOM
10. 2026-06-01
    days on market $122,000 Active 55 DOM
11. 2026-06-01
    days on market $122,000 Active 54 DOM
12. 2026-04-07
    listed $122,000 Active
13. 2026-03-12
    historical
14. 2026-03-10
    price $132,000
15. 2026-02-07
    price $143,000
16. 2025-11-06
    listed $145,000 Active
17. 2025-09-21
    historical
18. 2025-05-14
    price $152,900
19. 2025-03-24
    listed $154,900 Active
20. 2025-02-20
    historical
21. 2024-11-13
    price $155,990
22. 2024-08-26
    listed $159,990 Active
23. 2024-02-04
    historical
24. 2024-02-02
    price $149,500
25. 2024-02-02
    price $160,000
26. 2024-02-02
    price $149,500
27. 2023-10-05
    listed $160,000 Active
28. 2023-03-03
    soldstatus $69,000
29. 2023-03-01
    soldstatus $69,000 Closed
30. 2023-02-10
    status Pending
31. 2023-02-07
    listed $69,900 Active
32. 2020-08-31
    soldstatus $83,000
33. 2020-08-24
    soldstatus $83,000 Closed
34. 2020-08-16
    status Pending
35. 2020-08-13
    listed $84,000 Active
36. 2020-06-30
    historical
37. 2020-03-10
    status Active
38. 2020-03-02
    status Pending
39. 2020-02-17
    price $83,500
40. 2020-01-01
    listed $84,500 Active
41. 2018-04-23
    soldstatus $65,500
42. 2018-04-19
    soldstatus $65,500 Sold
43. 2018-04-03
    status Pending
44. 2018-03-27
    status Pending With Contingencies
45. 2018-03-22
    listed $69,900 Active
46. 2009-08-26
    soldstatus $50,000
47. 2009-08-25
    soldstatus $50,000
48. 2009-08-12
    price $58,000
49. 1989-02-01
    soldstatus $34,900

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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 3/10 Moderate FEMA zone X (shaded) · 12% 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: $18,898
• − Mortgage interest: −$6,834
• − Property taxes: −$1,567
• − Insurance: −$610
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − HOA: −$1,140
• − Depreciation: −$3,549
• Taxable income: $2,175
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $3,413/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

+249.6% since first listed

38 events — show timeline

• 2026-04-07 Listed $122,000 FORTMLS
• 2026-03-12 Listing Removed — FORTMLS
• 2026-03-10 Price Changed $132,000 FORTMLS
• 2026-02-07 Price Changed $143,000 FORTMLS
• 2025-11-06 Listed $145,000 FORTMLS
• 2025-09-21 Listing Removed — FORTMLS
• 2025-05-14 Price Changed $152,900 FORTMLS
• 2025-03-24 Listed $154,900 FORTMLS
• 2025-02-20 Listing Removed — FORTMLS
• 2024-11-13 Price Changed $155,990 FORTMLS
• 2024-08-26 Listed $159,990 FORTMLS
• 2024-02-04 Listing Removed — FORTMLS
• 2024-02-02 Price Changed $149,500 FORTMLS
• 2024-02-02 Price Changed $160,000 FORTMLS
• 2024-02-02 Price Changed $149,500 FORTMLS
• 2023-10-05 Listed $160,000 FORTMLS
• 2023-03-03 Sold (Public Records) $69,000 Public Records
• 2023-03-01 Sold (MLS) $69,000 FORTMLS
• 2023-02-10 Pending — FORTMLS
• 2023-02-07 Listed $69,900 FORTMLS
• 2020-08-31 Sold (Public Records) $83,000 Public Records
• 2020-08-24 Sold (MLS) $83,000 FORTMLS
• 2020-08-16 Pending — FORTMLS
• 2020-08-13 Listed $84,000 FORTMLS
• 2020-06-30 Listing Removed — FORTMLS
• 2020-03-10 Relisted — FORTMLS
• 2020-03-02 Pending — FORTMLS
• 2020-02-17 Price Changed $83,500 FORTMLS
• 2020-01-01 Listed $84,500 FORTMLS
• 2018-04-23 Sold (Public Records) $65,500 Public Records
• 2018-04-19 Sold (MLS) $65,500 FORTMLS
• 2018-04-03 Pending — FORTMLS
• 2018-03-27 Pending — FORTMLS
• 2018-03-22 Listed $69,900 FORTMLS
• 2009-08-26 Sold (Public Records) $50,000 Public Records
• 2009-08-25 Sold (MLS) $50,000 FORTMLS
• 2009-08-12 Price Changed $58,000 FORTMLS
• 1989-02-01 Sold (Public Records) $34,900 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,567 · -0.3% YoY. Source: county tax records.