5558 Palm Beach Blvd #14 · Fort Myers, FL 33905

$75,000

2 bd · 1.0 ba · 716 sqft · Condo public records · 35 Days on market

Built 1966 $174/mo HOA · 11% of rent ↓ 44% since listing

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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
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Pet Free Gulf Access Community located in close proximity to I-75. This 2 bedroom, 2 bathroom manufactured home offers over 1100+ sf with extra flex space with an enclosed & a/c vented Florida room. In addition, there is an exterior handicap accessible electric wheelchair lift and an additional storage/laundry room with a stackable washer & dryer. The spacious living area/dining area is steps away from the quaint kitchen. The enclosed Florida room offers more entertaining/relaxing space with additional interior storage for beach items, etc. The spacious guest bathroom has a walk-in shower with assistant bars installed and a 36" wide doorway for ease of entry/exiting located just outside the guest bedroom. The master has a built-in smaller dresser with opposite side his/her closets on each side. There is a master en-suite along with additional flex space with a private entrance that could be set up for a home office or craft/sewing area. This home sits on a corner lot with a circular drive and additional parking in the driveway. You're also close to all the community amenities which includes a community pool, boat ramp, fishing pier, community room & so much more!

Key facts

• Newer flooring
• Eat-in kitchen
• Enclosed porch

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• ENCLOSED PORCH
• REMODELED BATHROOMS
• NEWER FLOORING
• HEATED SWIMMING POOL

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with $174 monthly fee; Association covers management, golf, ground maintenance, recreation facilities, reserve fund, road maintenance, street lights, and trash; Community amenities include clubhouse, pool, park, golf course, boat dock and ramp, bocce, pickleball, shuffleboard, barbecue and picnic areas, RV/boat storage; Non-gated community with street lights and boat facilities; Senior community; Community of approximately 250 units

Exterior

• Parking: Covered parking; Driveway; Attached carport; Carport with 1 space; Two spaces; Golf cart garage; RV access/parking; Paved parking; Handicap accessible
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home with aluminum siding; Single-story; Faces south; Entry at level 1; Resale property; MH-2 zoning
• Construction: Metal roof; Aluminum siding; Manufactured construction
• Exterior features: Storage; Manual shutters; Awnings; Corner lot; Irregular lot; Paved road

Interior

• Kitchen: Built-in oven; Electric cooktop; Freezer; Refrigerator
• Bedrooms: Guest quarters; Den; Office; Florida room
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Wall unit(s)
• Interior features: Eat-in kitchen; Shower only with separate shower; Window treatments; Home office; Partially furnished; Wheelchair access; Jalousie windows; Window coverings
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.0% in 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 (-3.0%/yr); 763 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $519 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 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (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. Built in 1966 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.56×
• Total profit: $-9,225
• Equity at exit: $11,183

10-year hold

• IRR: -18.1%
• Equity multiple: 0.30×
• Total profit: $-14,803
• Equity at exit: $6,485

Cash invested: $21,000 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$174
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $111

Break-even live

Break-even rent $1,396

Max offer price $75,000

Occupancy floor 88%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Tangerine Dr Fort Myers, FL	2.0	1.5	720	$1,425	$1.98	23d	1	0.53mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	14d	1	1.18mi
420 Fairfax Dr Unit 5 Fort Myers, FL	1.0	1.0	476	$1,200	$2.52	11d	1	1.46mi

HOA detail condo

• Monthly dues: $174 · $2,088/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-17
   days on market $75,000 Active 35 DOM
2. 2026-06-16
   days on market $75,000 Active 34 DOM
3. 2026-06-15
   days on market $75,000 Active 33 DOM
4. 2026-06-13
   days on market $75,000 Active 31 DOM
5. 2026-06-10
   days on market $75,000 Active 28 DOM
6. 2026-06-09
   days on market $75,000 Active 27 DOM
7. 2026-06-08
   days on market $75,000 Active 26 DOM
8. 2026-06-07
   days on market $75,000 Active 25 DOM
9. 2026-06-03
   days on market $75,000 Active 21 DOM
10. 2026-06-02
    days on market $75,000 Active 20 DOM
11. 2026-06-01
    days on market $75,000 Active 19 DOM
12. 2026-05-31
    days on market $75,000 Active 18 DOM
13. 2026-05-13
    historical
14. 2026-05-13
    listed $75,000 Active
15. 2026-03-12
    price $75,000
16. 2026-02-02
    price $79,900
17. 2025-11-14
    listed $90,000 Active
18. 2023-03-13
    soldstatus $70,000 Closed 1209-char remark

    Show marketing remark (1209 chars)

    55+ Pet Free Gulf Access Community located in close proximity to I-75. This 2 bedroom, 2 bathroom manufactured home offers over 1100+ sf with extra flex space with an enclosed & a/c vented Florida room. In addition, there is an exterior handicap accessible electric wheelchair lift and an additional storage/laundry room with a stackable washer & dryer. The spacious living area/dining area is steps away from the quaint kitchen. The enclosed Florida room offers more entertaining/relaxing space with additional interior storage for beach items, etc. The spacious guest bathroom has a walk-in shower with assistant bars installed and a 36" wide doorway for ease of entry/exiting located just outside the guest bedroom. The master has a built-in smaller dresser with opposite side his/her closets on each side. There is a master en-suite along with additional flex space with a private entrance that could be set up for a home office or craft/sewing area. This home sits on a corner lot with a circular drive and additional parking in the driveway. You're also close to all the community amenities which includes a community pool, boat ramp, fishing pier, community room & so much more!

19. 2023-01-14
    status Pending 1209-char remark

    Show marketing remark (1209 chars)

    55+ Pet Free Gulf Access Community located in close proximity to I-75. This 2 bedroom, 2 bathroom manufactured home offers over 1100+ sf with extra flex space with an enclosed & a/c vented Florida room. In addition, there is an exterior handicap accessible electric wheelchair lift and an additional storage/laundry room with a stackable washer & dryer. The spacious living area/dining area is steps away from the quaint kitchen. The enclosed Florida room offers more entertaining/relaxing space with additional interior storage for beach items, etc. The spacious guest bathroom has a walk-in shower with assistant bars installed and a 36" wide doorway for ease of entry/exiting located just outside the guest bedroom. The master has a built-in smaller dresser with opposite side his/her closets on each side. There is a master en-suite along with additional flex space with a private entrance that could be set up for a home office or craft/sewing area. This home sits on a corner lot with a circular drive and additional parking in the driveway. You're also close to all the community amenities which includes a community pool, boat ramp, fishing pier, community room & so much more!

20. 2023-01-10
    listed $80,000 Active 1209-char remark

    Show marketing remark (1209 chars)

    55+ Pet Free Gulf Access Community located in close proximity to I-75. This 2 bedroom, 2 bathroom manufactured home offers over 1100+ sf with extra flex space with an enclosed & a/c vented Florida room. In addition, there is an exterior handicap accessible electric wheelchair lift and an additional storage/laundry room with a stackable washer & dryer. The spacious living area/dining area is steps away from the quaint kitchen. The enclosed Florida room offers more entertaining/relaxing space with additional interior storage for beach items, etc. The spacious guest bathroom has a walk-in shower with assistant bars installed and a 36" wide doorway for ease of entry/exiting located just outside the guest bedroom. The master has a built-in smaller dresser with opposite side his/her closets on each side. There is a master en-suite along with additional flex space with a private entrance that could be set up for a home office or craft/sewing area. This home sits on a corner lot with a circular drive and additional parking in the driveway. You're also close to all the community amenities which includes a community pool, boat ramp, fishing pier, community room & so much more!

21. 2022-09-19
    historical
22. 2022-06-14
    listed $133,000 Active

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $936 · $78/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $18,437
• − Mortgage interest: −$4,201
• − Property taxes: −$936
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$2,088
• − Depreciation: −$2,182
• Taxable income: $587
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,187/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

-43.6% since first listed

10 events — show timeline

• 2026-05-13 Listed $75,000 FORTMLS
• 2026-05-13 Listing Removed — FORTMLS
• 2026-03-12 Price Changed $75,000 FORTMLS
• 2026-02-02 Price Changed $79,900 FORTMLS
• 2025-11-14 Listed $90,000 FORTMLS
• 2023-03-13 Sold (MLS) $70,000 FORTMLS
• 2023-01-14 Pending — FORTMLS
• 2023-01-10 Listed $80,000 FORTMLS
• 2022-09-19 Listing Removed — FORTMLS
• 2022-06-14 Listed $133,000 FORTMLS

Property tax history

+9.4%/yr

Latest (2025): $936 · +6.1% YoY. Source: county tax records.