952 Days Ln · North Fort Myers, FL 33917

$103,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 13 Days on market

Built 1977 4,268 sqft lot Est $135k · 24% under $185/mo HOA · 12% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +9.5/10.0
• 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 TURNKEY home, with land ownership, is ideally situated in a great location at Nort Fort Myers. The property showcases updated kitchen featuring artisan marble look countertops, stainless-steel appliances, and plank flooring throughout. Nestled within a pet-friendly community, residents enjoy exceptional amenities such as a sparkling pool, pickleball courts, shuffleboard, and more, all accompanied by LOW HOA fees. Conveniently located just 30 minutes from Ft. Myers Beach, Margaritaville, and Sanibel, this home presents an ideal retreat. Additionally, for those seeking flexibility, the owner is open to SELLER FINANCING, offering a unique purchasing option, making it a fantastic opp

Key facts

• Low hoa fees
• Pickleball courts
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PLANK FLOORING
• PICKLEBALL COURTS
• SHUFFLEBOARD
• LOW HOA FEES

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with $185 monthly fee; Association covers legal/accounting, recreation facilities, road maintenance, and trash; Community amenities include clubhouse, pool, laundry, storage, bike storage, bocce court, pickleball, shuffleboard court; Non-gated community with street lights; Senior community; 420 units in community

Exterior

• Parking: Attached carport (1 covered space); Has carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home with vinyl siding; Single-story; Entry level: 1; Faces East; Resale condition
• Construction: Metal roof; Manufactured construction; Vinyl siding
• Exterior features: Glass-enclosed patio/porch; Patio; Porch; Storage; West exposure

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: Great Room (listed as a room type)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fan(s)
• Interior features: Furnished; Built-in features; Breakfast area; Closet cabinetry; Family/Dining room; Living/Dining room; Tub with shower; Cable TV available; Window coverings; High-speed internet available; Split bedrooms; Single-hung windows
• Laundry & utility: Washer; Dryer; Laundry can be inside and in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (18.9% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $84k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 10.0% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $716 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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 $68k; list at $104k implies a 53% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,969 (18.9% 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. Built in 1977 — 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. 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: 1.45% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
974 Restful Rd	0.04mi	2/2.0	960 (0%)	3mo	$109,575	$114	96
786 Roses Ln	0.16mi	2/2.0	1,056 (+10%)	4mo	$149,000	$141	73

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-23,990
• Equity at exit: $15,432

10-year hold

• IRR: -20.4%
• Equity multiple: -0.06×
• Total profit: $-30,683
• Equity at exit: $8,949

Cash invested: $28,980 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$543
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$43
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$185
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-111

Break-even live

Break-even rent $1,639

Max offer price $83,969

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-81	+0% $-111	+5% $-140	+10% $-169
Rent	-10% $-229	-5% $-170	+0% $-111	+5% $-51	+10% $8
Rate	-1.0pp $-58	-0.5pp $-84	base $-111	+0.5pp $-137	+1.0pp $-165

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	0.32mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	24d	1	0.36mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	0.43mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	3d	1	0.54mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	24d	1	0.56mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	15d	1	0.84mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	0.94mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	0.99mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	1.03mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.04mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	1.05mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	24d	1	1.07mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	24d	1	1.19mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	24d	1	1.22mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	3d	1	1.22mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	2d	27	1.26mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	14d	1	1.30mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	24d	1	1.30mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	11d	1	1.32mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	2d	1	1.44mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	2d	1	1.45mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-18
   days on market $103,500 Active 13 DOM
2. 2026-06-17
   days on market $103,500 Active 12 DOM
3. 2026-06-16
   days on market $103,500 Active 11 DOM
4. 2026-06-16
   price $103,500 Active 10 DOM
5. 2026-06-15
   days on market $107,900 Active 10 DOM
6. 2026-06-13
   days on market $107,900 Active 8 DOM
7. 2026-06-10
   days on market $107,900 Active 5 DOM
8. 2026-06-09
   days on market $107,900 Active 4 DOM
9. 2026-06-08
   days on market $107,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $107,900 Active 2 DOM

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $17,989
• − Mortgage interest: −$5,798
• − Property taxes: −$1,169
• − Insurance: −$5,636
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$2,220
• − Depreciation: −$3,011
• Taxable loss: −$2,723
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $-673/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

+1698.3% since first listed

30 events — show timeline

• 2026-06-05 Listed $107,900 FORTMLS
• 2026-06-01 Listing Removed — FORTMLS
• 2026-05-05 Listing Removed — NAPLESMLS
• 2026-03-18 Price Changed $99,500 NAPLESMLS
• 2026-03-10 Price Changed $103,500 NAPLESMLS
• 2026-02-26 Price Changed $107,952 NAPLESMLS
• 2026-02-13 Price Changed $109,500 NAPLESMLS
• 2026-02-02 Price Changed $112,500 NAPLESMLS
• 2026-01-21 Price Changed $115,000 NAPLESMLS
• 2026-01-05 Price Changed $119,500 NAPLESMLS
• 2025-11-28 Listed $125,000 NAPLESMLS
• 2025-11-28 Listed $99,500 FORTMLS
• 2025-10-08 Rental Removed $1,350 NAPLESMLS
• 2025-10-03 Listing Removed — FORTMLS
• 2025-09-25 Listed for Rent $1,350 NAPLESMLS
• 2025-09-02 Rental Removed $1,350 FORTMLS
• 2025-07-16 Listed for Rent $1,350 FORTMLS
• 2025-07-15 Rental Removed $1,350 FORTMLS
• 2025-07-03 Listed for Rent $1,350 FORTMLS
• 2025-04-29 Price Changed $125,000 FORTMLS
• 2025-03-12 Price Changed $132,500 FORTMLS
• 2025-02-20 Listed $137,500 FORTMLS
• 2024-11-06 Sold (Public Records) $67,500 Public Records
• 2024-10-31 Sold (MLS) $67,500 FORTMLS
• 2024-10-07 Pending — FORTMLS
• 2024-06-05 Price Changed $84,750 FORTMLS
• 2024-05-03 Price Changed $89,975 FORTMLS
• 2024-04-12 Listed $99,975 FORTMLS
• 2005-07-07 Sold (Public Records) $58,000 Public Records
• 1979-11-01 Sold (Public Records) $6,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $1,169 · +713.6% YoY. Source: county tax records.