1054 Myakka Dr · North Fort Myers, FL 33917

$59,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 94 Days on market

Manufactured home Built 2026 Excellent condition $57/sqft · 20% below area Est $75k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.7

Listing remarks

Look at this home- now available at Eagle Estates, a well-maintained, professionally managed, manufactured home community. Right now, Eagle Estates has a 2026 3bed/2bath, 1056 sqft. home for an excellent value! A place of your own for less money than renting! Contact one of our representatives today to view this amazing home! Financing information available.

Key facts

• Built 2026
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 3.9% 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.
• Zoned schools: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1203 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.09% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.02%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $75,000
• List price: $59,900
• Delta: -20.13%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Amber Ave	1.41mi	2/2.0 (-1)	1,040 (-2%)	2mo	$52,900	$51	56
1720 Club House Rd W	1.26mi	2/2.0 (-1)	1,068 (+1%)	3mo	$330,000	$309	56
2114 E Gardenia Cir	1.26mi	3/1.0	1,032 (-2%)	4mo	$199,900	$194	54
110 Gaslight Ave	1.33mi	2/2.0 (-1)	1,086 (+3%)	4mo	$56,000	$52	52
17000 Church Dr	1.48mi	3/1.0	1,052 (-0%)	11mo	$150,000	$143	51
2230 Costello Ln	1.09mi	3/2.0	1,310 (+24%)	5mo	$190,000	$145	36
8326 Breeze Dr	1.09mi	2/2.0 (-1)	792 (-25%)	0mo	$75,000	$95	35
2263 Club House Rd	1.33mi	2/1.0 (-1)	1,173 (+11%)	5mo	$244,880	$209	33
139 Gaslight Ave	1.36mi	2/1.5 (-1)	836 (-21%)	0mo	$70,000	$84	33
16268 Horizon Rd	0.77mi	3/2.0	1,250 (+18%)	12mo	$289,500	$232	30
8189 Mcdaniel Dr	1.27mi	2/1.0 (-1)	840 (-20%)	15mo	$65,000	$77	19
7589 Bonita Blvd	1.15mi	2/1.0 (-1)	1,284 (+22%)	17mo	$317,500	$247	17

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: 37.1%
• Equity multiple: 2.57×
• Total profit: $26,361
• Equity at exit: $8,931

10-year hold

• IRR: 43.5%
• Equity multiple: 5.06×
• Total profit: $68,159
• Equity at exit: $5,179

Cash invested: $16,772 (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 →

Active competition Active MLS

• For sale now: 40 active · 1 under contract
• Median asking: $59,900 ($57/sqft)
• Median days on market: 38 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +25.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 1203
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $573

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $615	-5% $594	+0% $573	+5% $553	+10% $532
Rent	-10% $475	-5% $524	+0% $573	+5% $623	+10% $672
Rate	-1.0pp $603	-0.5pp $589	base $573	+0.5pp $558	+1.0pp $542

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1176	$1,322	$1.12	15d	15	0.18mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	72d	1	0.28mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	52d	1	0.82mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	72d	1	0.85mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	72d	1	0.90mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	72d	1	1.08mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	72d	1	1.08mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,500	$1.17	25d	1	1.09mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,530	$1.12	16d	1	1.09mi
15051 Caspian Tern Ct #106 North Fort Myers, FL	2.0	2.5	1374	$1,500	$1.09	41d	1	1.15mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	72d	1	1.19mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	72d	1	1.21mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	52d	1	1.33mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	72d	1	1.33mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	63d	1	1.35mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,200	$1.22	19d	1	1.36mi
110 Amber Ave North Fort Myers, FL	2.0	2.0	720	$1,200	$1.67	16d	1	1.38mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	61d	1	1.42mi
123 Torch Ln North Fort Myers, FL	2.0	2.0	1237	$1,500	$1.21	19d	1	1.44mi
130 Lantern Pl North Fort Myers, FL	2.0	2.0	1320	$1,500	$1.14	19d	1	1.46mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	52d	1	1.48mi

Listing history 16 events

1. 2026-07-26
   days on market $59,900 Active 94 DOM
2. 2026-07-24
   days on market $59,900 Active 92 DOM
3. 2026-07-01
   days on market $59,900 Active 91 DOM
4. 2026-06-30
   days on market $59,900 Active 90 DOM
5. 2026-06-29
   days on market $59,900 Active 89 DOM
6. 2026-06-28
   days on market $59,900 Active 88 DOM
7. 2026-06-25
   days on market $59,900 Active 84 DOM
8. 2026-06-22
   days on market $59,900 Active 81 DOM
9. 2026-06-17
   days on market $59,900 Active 77 DOM
10. 2026-06-16
    days on market $59,900 Active 76 DOM
11. 2026-06-16
    days on market $59,900 Active 75 DOM
12. 2026-06-13
    days on market $59,900 Active 73 DOM
13. 2026-06-09
    days on market $59,900 Active 69 DOM
14. 2026-06-07
    days on market $59,900 Active 67 DOM
15. 2026-06-01
    days on market $59,900 Active 61 DOM
16. 2026-06-01
    days on market $59,900 Active 60 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: $14,996
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,743
• Taxable income: $6,301
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,367/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and make it more inviting for potential buyers and renters. ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Harns Marsh Middle School F FL #443/571 Nat'l #8,188/14,009 High Dunbar High School F FL #429/667 Nat'l #10,806/17,239

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

B Composite livability gradescore 74/100

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 · 871,946 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: 35% of renters

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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%

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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%

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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

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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