5558 Palm Beach Blvd #82 · Buckingham, FL 33905

$79,500

1 bd · 1.0 ba · 624 sqft · Condo public records · 52 Days on market

Built 1965 $174/mo HOA · 12% of rent ↓ 28% since listing

---

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
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is located in a 55+ community that offers many great amenities. This newly remodeled 2-bedroom, 1.5-bathroom home is ready for its future owner and includes brand new stainless steel appliances, gorgeous granite countertops, new kitchen cabinets, new washer/dryer combo located inside the home, and lots of windows with natural light. Updates include a new roof, new carport, new water heater, new AC unit, new flooring, updated plumbing and electrical, and a spacious shed for extra storage. The community has a low monthly HOA of only $174 and includes access to a heated swimming pool, 9-hole golf course, clubhouse, shuffleboard, pickleball, bocce ball, free boat storage and docki

Key facts

• New kitchen cabinets
• Lots of windows
• Granite countertops

Tags

• NEWLY REMODELED
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NEW KITCHEN CABINETS
• NEW WASHER DRYER COMBO
• LOTS OF WINDOWS

Property features AI

Finance

• Financial info: Senior community; Non-gated community with street lights; Approximately 250 units in the community
• HOA & community: Homeowners association with monthly fee ($174); Association includes management, grounds maintenance, road maintenance, trash, recreation facilities and reserve fund; Community amenities: clubhouse, pool, golf course, boat dock/ramps, pier, putting greens, bocce, pickleball, shuffleboard, billiards, picnic/barbecue areas, park, RV/boat storage

Exterior

• Parking: Attached carport; Covered parking (1 space); Driveway; Paved parking; RV access/parking; Golf cart garage
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Manufactured home with aluminum siding; Single-story; Entry level: 1; Southwest-facing
• Construction: Metal roof; Aluminum siding; Manufactured construction
• Exterior features: Storage; Manual shutters; Awnings; Community pool; Canal access / waterfront; Northeast exposure; Private paved road access; Private maintained road; Irregular lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall cooling unit(s)
• Interior features: Kitchen island; Open living/dining area; Window coverings / treatments; Split bedroom floor plan; Unfurnished
• Laundry & utility: Washer; Dryer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $80 ($964/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.6% in Buckingham — 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 70/100 on livability (#413 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, schools F, amenities 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 (-3.0%/yr); 763 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $550 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 52 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1965 — 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. 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?
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: 1.86% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 4.5

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-11,745
• Equity at exit: $11,854

10-year hold

• IRR: -23.2%
• Equity multiple: 0.15×
• Total profit: $-18,943
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$174
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $80

Break-even live

Break-even rent $1,376

Max offer price $79,500

Occupancy floor 90%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.48mi
215 Delray Ave Fort Myers, FL	2.0	1.0	740	$1,450	$1.96	14d	1	1.25mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-17
   days on market $79,500 Active 52 DOM
2. 2026-06-16
   days on market $79,500 Active 51 DOM
3. 2026-06-15
   days on market $79,500 Active 50 DOM
4. 2026-06-13
   days on market $79,500 Active 48 DOM
5. 2026-06-10
   days on market $79,500 Active 45 DOM
6. 2026-06-09
   days on market $79,500 Active 44 DOM
7. 2026-06-08
   days on market $79,500 Active 43 DOM
8. 2026-06-07
   days on market $79,500 Active 42 DOM
9. 2026-06-03
   days on market $79,500 Active 38 DOM
10. 2026-06-02
    days on market $79,500 Active 37 DOM
11. 2026-06-01
    days on market $79,500 Active 36 DOM
12. 2026-05-31
    days on market $79,500 Active 35 DOM
13. 2026-05-23
    price $79,500
14. 2026-04-25
    listed $84,000 Active
15. 2026-04-25
    historical
16. 2026-03-28
    price $84,000
17. 2026-03-12
    price $88,000
18. 2026-02-12
    price $99,000
19. 2026-01-08
    listed $110,000 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: $435 · $36/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$225/yr (+$19/mo · 51.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 28 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: $17,728
• − Mortgage interest: −$4,453
• − Property taxes: −$435
• − Insurance: −$5,516
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$2,088
• − Depreciation: −$2,313
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $943/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 — Buckingham

• Score: 70/100
• State rank: #413
• US rank: #7367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 40,908
• 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

-27.7% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $79,500 FORTMLS
• 2026-04-25 Listing Removed — FORTMLS
• 2026-04-25 Listed $84,000 FORTMLS
• 2026-03-28 Price Changed $84,000 FORTMLS
• 2026-03-12 Price Changed $88,000 FORTMLS
• 2026-02-12 Price Changed $99,000 FORTMLS
• 2026-01-08 Listed $110,000 FORTMLS

Property tax history

+47.6%/yr

Latest (2025): $435 · +13.2% YoY. Source: county tax records.