1569 Maple Dr · Pine Manor, FL 33907

$312,000

4 bd · 2.0 ba · 2,664 sqft · MultiFamily public records · 181 Days on market

Built 1982 0.28 ac lot

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Why this score? — see what drove the D- 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +0.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex includes extra lot that may be buildable. Extra lot is small. .. .. .. .. .. .. .. .. Please call owner direct for all showing appointments and questions . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .Tenant occupied. Property needs work. Call owner

Key facts

• Extra lot
• Buildable
• 0.28 acre lot

Tags

• EXTRA LOT
• BUILDABLE

Property features AI

Finance

• Other: Tenants pay application fee and water; Pets allowed conditionally (call for details)
• Financial info: Gross scheduled income: $37,200; Operating expenses: $8,000; Current rents: 3-bed unit $1,850; 2-bed unit $1,250
• HOA & community: No HOA fee; Non-gated community

Exterior

• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Multifamily property with 2 units; Resale condition
• Construction: Wood siding; Wood frame construction; Shingle roof
• Exterior features: Rectangular lot; No special exterior features listed

Interior

• Bedrooms: Two 3-bedroom units (one unit with 3 bedrooms); One 2-bedroom unit (one unit with 2 bedrooms)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Three full bathrooms total in building; Unit breakdown: 3-bed unit has 2 full bathrooms; 2-bed unit has 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Single-hung windows
• Laundry & utility: Laundry in residence for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $312k.

Deal economics

• At list price, monthly cash flow is $33 ($400/yr) — positive. Per door: $17/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (12.1% below list).
• Recommended offer: $274k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#695 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, 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 falling (-9.7%/yr); 346 active listings in the ZIP; 3 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).
• At $2,744/mo this rent would consume 63% of the median local household income ($52k/yr) (locally 1960% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 181 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $312k implies a 1460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $274,400 (12.1% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.5

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-56,449
• Equity at exit: $46,520

10-year hold

• IRR: -19.1%
• Equity multiple: 0.11×
• Total profit: $-77,387
• Equity at exit: $26,976

Cash invested: $87,360 (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 33907

• Home prices YoY: -26.8%
• Rents YoY: -9.7%
• Active inventory: 346
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$368 /mo · $4,419/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $33

Break-even live

Break-even rent $2,702

Max offer price $312,000

Occupancy floor 94%

Sensitivity live

Price	-10% $210	-5% $122	+0% $33	+5% $-55	+10% $-143
Rent	-10% $-183	-5% $-75	+0% $33	+5% $142	+10% $250
Rate	-1.0pp $190	-0.5pp $113	base $33	+0.5pp $-48	+1.0pp $-130

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,744
Total (2 units)			$2,744

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1463 Tanglewood Pkwy Fort Myers, FL	3.0	2.0	1754	$3,100	$1.77	24d	1	0.69mi
1411 Whiskey Creek Dr Fort Myers, FL	3.0	2.0	2087	$3,390	$1.62	24d	1	0.70mi
2181 Coronet St Fort Myers, FL	3.0	1.0	1810	$1,200	$0.66	3d	1	0.95mi

Listing history 13 events

1. 2026-06-17
   days on market $312,000 Active 181 DOM
2. 2026-06-16
   days on market $312,000 Active 180 DOM
3. 2026-06-15
   days on market $312,000 Active 179 DOM
4. 2026-06-13
   days on market $312,000 Active 177 DOM
5. 2026-06-10
   days on market $312,000 Active 174 DOM
6. 2026-06-09
   days on market $312,000 Active 173 DOM
7. 2026-06-07
   days on market $312,000 Active 171 DOM
8. 2026-06-02
   days on market $312,000 Active 166 DOM
9. 2026-06-01
   days on market $312,000 Active 165 DOM
10. 2026-06-01
    days on market $312,000 Active 164 DOM
11. 2026-03-23
    price $312,000
12. 2025-12-15
    listed $335,000 Active
13. 2012-03-21
    soldstatus $20,000

ⓘ 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: $4,419 · $368/mo
• Projected year-2 tax: $4,419 · $368/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 6/10 Major FEMA zone X (shaded) · 62% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $32,928
• − Mortgage interest: −$17,477
• − Property taxes: −$4,419
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$9,076
• Taxable loss: −$4,873
• Est. tax savings @ 24.0%: +$1,170
• After-tax cash flow: $1,569/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 — Pine Manor

• Score: 64/100
• State rank: #695
• US rank: #14531

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Manor, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 25,033
• Household income: $52,478
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1960.0

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 6% Cuban 2% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Dominican Republic
• Languages at home: 65% English-only · Spanish 25% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -93.02%
• Current HPI: 254.2264
• Rent YoY: ▼ -9.68%
• 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

+1460.0% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $312,000 FORTMLS
• 2025-12-15 Listed $335,000 FORTMLS
• 2012-03-21 Sold (Public Records) $20,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $4,419 · +15.0% YoY. Source: county tax records.