113 Chisholm Trl · North Fort Myers, FL 33917

$82,000

2 bd · 2.0 ba · 825 sqft · Manufactured public records · 93 Days on market

Built 1969 5,314 sqft lot Est $81k · at est. $95/mo HOA · 7% 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 +6.9/15.0
• 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

Very nice 2 BR/1.5 BA home in Carriage Village. Located across from the Clubhouse/Pool Area. Kitchen is equipped with Refrigerator, Stove, Wood Cabinets, Pantries and beautiful wood flooring. Roof 2023. Oversized Utility Shed with Washer, Dryer, Utility Sink and plenty of storage area. Large new carport. Plenty of room to make it a screened lanai for extra living space and/or just relax and enjoy the Florida weather. Property is turnkey and ready for new owner. Lots of closets, storage space. Solid Floors. Active, 55+ pet friendly community. OWN YOUR LAND and maintenance fee is only $95/month. Large-heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, putt

Key facts

• Turnkey property
• Plenty storage area
• New refrigerator

Tags

• NEW REFRIGERATOR
• NEW DRYER
• OVERSIZED UTILITY SHED
• LARGE HEATED POOL
• TURNKEY PROPERTY
• PLENTY STORAGE AREA

Property features AI

Finance

• Financial info: Pets allowed conditionally (call) — up to 2 pets, no aggressive breeds specified
• HOA & community: Homeowners association with $95 monthly fee; HOA covers recreation facilities, reserve fund, and trash; Community amenities include clubhouse, pool, putting greens, billiards/billiard room, library, hobby room, shuffleboard court, and RV/boat storage; Senior community; 396 units in the community

Exterior

• Parking: Detached carport; 3 covered carport spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; Entry at level 1; Faces southeast; Exposure to the northwest
• Construction: Aluminum siding; Built-up and flat roof
• Exterior features: Open patio and porch; Patio

Interior

• Kitchen: Cooktop; Range; Self-cleaning oven; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Pantry; Tub with shower; Window treatments; Furnished; Jalousie and sliding windows
• Laundry & utility: Washer; Dryer; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $42 ($501/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% 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 $567 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 93 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $82k implies a 54% 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 $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.77% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $80,850
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Chisholm Trl	0.22mi	2/1.0	798 (-3%)	4mo	$78,000	$98	77
153 Chisholm Trl	0.17mi	2/1.5	900 (+9%)	9mo	$65,000	$72	67
14720 Constitution Way	0.61mi	2/2.0	946 (+15%)	4mo	$115,000	$122	44

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-10,814
• Equity at exit: $12,226

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-6,752
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$430
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$95
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $42

Break-even live

Break-even rent $1,399

Max offer price $82,000

Occupancy floor 92%

Sensitivity live

Price	-10% $88	-5% $65	+0% $42	+5% $19	+10% $-5
Rent	-10% $-73	-5% $-16	+0% $42	+5% $99	+10% $156
Rate	-1.0pp $83	-0.5pp $63	base $42	+0.5pp $21	+1.0pp $-1

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	25d	1	0.32mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	25d	1	0.39mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	17d	1	0.39mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	25d	1	0.52mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	25d	1	0.52mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	25d	1	0.54mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	20d	1	0.55mi
137 Lantern Pl North Fort Myers, FL	1.0	1.0	580	$975	$1.68	4d	1	0.58mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	4d	1	0.58mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	4d	1	0.62mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	4d	1	0.63mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	25d	1	0.64mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	4d	1	0.68mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	4d	1	0.70mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	25d	1	0.70mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	0.71mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	25d	1	0.71mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	4d	1	0.73mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	25d	1	0.75mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	15d	1	0.77mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	25d	1	0.78mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	4d	1	0.83mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	25d	1	0.83mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	4d	1	0.85mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	25d	1	0.97mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	4d	1	1.00mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	25d	1	1.09mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	13d	1	1.09mi
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	25d	1	1.25mi
1526 Wood Rd North Fort Myers, FL	1.0	1.0	912	$1,500	$1.64	4d	1	1.34mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	1.35mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	25d	1	1.37mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	1.46mi

HOA detail

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

Listing history 9 events

1. 2026-05-22
   status Pending
2. 2026-03-03
   price $82,000
3. 2026-02-18
   listed $84,000 Active
4. 2004-02-26
   soldstatus $53,200
5. 2004-02-04
   soldstatus $53,200
6. 2004-01-21
   price $56,500
7. 2001-11-28
   soldstatus $41,000
8. 2000-02-16
   soldstatus $43,000
9. 1989-04-01
   soldstatus $40,000

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,431 · $119/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 4/10 Moderate FEMA zone AE · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $17,419
• − Mortgage interest: −$4,593
• − Property taxes: −$1,431
• − Insurance: −$5,528
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − HOA: −$1,140
• − Depreciation: −$2,385
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $608/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

+105.0% since first listed

9 events — show timeline

• 2026-05-22 Pending — FORTMLS
• 2026-03-03 Price Changed $82,000 FORTMLS
• 2026-02-18 Listed $84,000 FORTMLS
• 2004-02-26 Sold (Public Records) $53,200 Public Records
• 2004-02-04 Sold (MLS) $53,200 FORTMLS
• 2004-01-21 Price Changed $56,500 FORTMLS
• 2001-11-28 Sold (Public Records) $41,000 Public Records
• 2000-02-16 Sold (Public Records) $43,000 Public Records
• 1989-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,431 · +3.0% YoY. Source: county tax records.