19333 Summerlin Road Site 511 · Iona, FL 33908

$159,995

2 bd · 2.0 ba · 800 sqft · Manufactured · 59 Days on market

Built 2026

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

This stunning 2-bedroom, 2-bath vacation home is now complete and ready for move-in! Thoughtfully designed with an open-concept layout, it offers approximately 700 square feet of interior living space. Located just a few miles from the picturesque Fort Myers Beach, it s the ideal retreat for both relaxation and adventure. Contact a representative today to schedule your tour of this piece of paradise!

Key facts

• Built 2026
• Listed 59 days

Property features AI

Finance

• Financial info: List price $159,995

Exterior

• Home design: Spec home; Address: 19333 Summerlin Road Site 511, Fort Myers, FL 33908
• Exterior features: 800 living area

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open layout (spec home)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools D-, 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 soft (-1.2%/yr); 1244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

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 59 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,195 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.4

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-10,855
• Equity at exit: $23,856

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-3,592
• Equity at exit: $13,833

Cash invested: $44,799 (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: 1244
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $319

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 77%

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: $39,999
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12641 Kelly Sands Way #225 Fort Myers, FL	2.0	2.0	1069	$5,000	$4.68	23d	1	0.26mi
12621 Kelly Sands Way #305 Fort Myers, FL	2.0	2.0	1106	$5,000	$4.52	23d	1	0.27mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$4,700	$4.32	23d	2	0.36mi
12150 Kelly Sands Way Fort Myers, FL	2.0	2.0	1087	$3,325	$3.06	3d	3	0.36mi
11110 Caravel Cir #201 Fort Myers, FL	2.0	2.0	1050	$3,500	$3.33	23d	1	0.64mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	23d	1	0.65mi
11220 Caravel Cir #306 Fort Myers, FL	1.0	1.5	836	$2,500	$2.99	23d	1	0.71mi
11861 Caraway Ln #116 Fort Myers, FL	2.0	2.0	1056	$1,995	$1.89	19d	1	0.80mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	21d	1	0.85mi
17220 Whitewater Ct Fort Myers Beach, FL	2.0	1.5	1103	$1,800	$1.63	23d	1	0.90mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	23d	1	0.92mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	23d	1	1.03mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	3d	1	1.03mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	23d	1	1.04mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	3d	1	1.07mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	3d	1	1.09mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	3d	1	1.09mi
16881 Davis Rd Fort Myers, FL	2.0	1.0–2.0	837	$1,600	$1.91	3d	2	1.11mi
16881 Davis Rd Fort Myers, FL	1.0–2.0	1.0–2.0	767	$1,800	$2.35	15d	3	1.11mi
13426 Pine Needle Ln Fort Myers, FL	2.0	1.0	922	$1,275	$1.38	21d	1	1.15mi
13430 Pine Needle Ln Fort Myers, FL	2.0	1.0	922	$1,200	$1.30	3d	1	1.16mi
11460 Summerwinds Ct Fort Myers, FL	2.0	1.0	912	$1,699	$1.86	21d	1	1.17mi
18014 San Carlos Blvd #44 Fort Myers Beach, FL	2.0	2.5	1101	$1,995	$1.81	11d	1	1.17mi
16805 Davis Rd #123 Fort Myers, FL	2.0	2.0	808	$1,399	$1.73	23d	1	1.18mi
11389 Summerwinds Ct Fort Myers, FL	2.0	1.0	927	$1,599	$1.72	21d	1	1.21mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,500	$1.92	23d	1	1.21mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	23d	1	1.22mi
13403 Pine Needle Ln Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	1.22mi
13401 Pine Needle Ln Unit 13405 Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	1.23mi
16361 Dublin Cir #203 Fort Myers, FL	2.0	2.0	892	$1,700	$1.91	1d	1	1.23mi
13405 Pine Needle Ln Fort Myers, FL	2.0	1.0	852	$1,300	$1.53	3d	1	1.23mi
13502 Siesta Pines Ct #402 Fort Myers, FL	2.0	2.0	955	$1,475	$1.54	13d	1	1.24mi
16599 Davis Rd Fort Myers, FL	2.0	2.0	851	$1,800	$2.12	23d	1	1.25mi
11298 Summerwinds Ct Fort Myers, FL	2.0	1.0	861	$1,599	$1.86	21d	1	1.28mi
16001 Amberwood Lake Ct #1 Fort Myers, FL	2.0	2.5	1060	$2,100	$1.98	23d	1	1.29mi
11711 Pasetto Ln #102 Fort Myers, FL	2.0	2.0	1055	$2,200	$2.09	23d	1	1.30mi
15761 Windward Way Cir #3302 Fort Myers, FL	2.0	2.0	1050	$4,500	$4.29	3d	1	1.30mi
11262 Summerwinds Ct Fort Myers, FL	2.0	1.0	1049	$1,699	$1.62	21d	1	1.31mi
16001 Bayside Pointe Fort Myers, FL	1.0–3.0	1.0–2.0	1135	$1,888	$1.66	1d	18	1.33mi
15770 Windward Way Cir #2205 Fort Myers, FL	2.0	2.0	1050	$1,600	$1.52	23d	1	1.33mi

Listing history 2 events

1. 2026-06-01
   days on market $159,995 Active 59 DOM
2. 2026-06-01
   days on market $159,995 Active 58 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: $21,644
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$4,654
• Taxable income: $1,364
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,503/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