8066 Tolles Dr · Suncoast Estates, FL 33917

$74,700

2 bd · 2.0 ba · 800 sqft · Land · 191 Days on market

Built 2004 0.33 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has so much potential!! It is already cleared, fenced, has a well, and a culvert. Save money on impact fees when you go to rebuild. OWN THE LAND - no hoa or park fees! Seller is selling AS-IS and has no knowledge about condition of anything on property. Please do not enter home as it is a tear down. Perfect opportunity for a buyer to save money on the build of their new home! Manufactured homes allowed

Key facts

• Fully gutted
• Land ownership
• Impact fees paid

Tags

• IMPACT FEES PAID
• WIND ZONE 3 COMPLIANT
• LAND OWNERSHIP
• CLEAR MOBILE HOME TITLES
• FULLY GUTTED

Property features AI

Finance

• Other: Zoned MH-1; Lot dimensions approximately 100 x 140 (0.325 acre)
• HOA & community: No association fee

Exterior

• Utilities: Septic tank sewer; Well water; Cable not available
• Home design: Manufactured home; Single-story; Entry level 1; Faces east; Resale condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Rectangular lot; West exposure

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single hung windows; Unfurnished; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute 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 rising (+2.6%/yr); 841 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $516 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $36k; list at $75k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.49%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $17,950
• Equity at exit: $11,138

10-year hold

• IRR: 29.0%
• Equity multiple: 3.54×
• Total profit: $53,059
• Equity at exit: $6,459

Cash invested: $20,916 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$392
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $479

Break-even live

Break-even rent $587

Max offer price $74,700

Occupancy floor 55%

Sensitivity live

Price	-10% $521	-5% $500	+0% $479	+5% $458	+10% $437
Rent	-10% $385	-5% $432	+0% $479	+5% $526	+10% $573
Rate	-1.0pp $517	-0.5pp $498	base $479	+0.5pp $460	+1.0pp $440

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: $18,675
• Closing costs: $2,241
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	24d	1	0.12mi
8205 Suncoast Dr North Fort Myers, FL	2.0	1.0	672	$850	$1.26	24d	1	0.27mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	24d	1	0.30mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	0.34mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	24d	1	0.40mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	0.45mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	0.47mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	1.08mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	24d	1	1.08mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	4d	1	1.09mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	24d	1	1.11mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	1.17mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,349	$1.20	3d	17	1.18mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	4d	1	1.31mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	1.35mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	4d	1	1.36mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	24d	1	1.43mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	4d	1	1.43mi

Listing history 17 events

1. 2026-06-17
   status $74,700 Pending 191 DOM
2. 2026-06-17
   price $74,700 Active 191 DOM
3. 2026-06-17
   days on market $49,900 Active 191 DOM
4. 2026-06-16
   pricedays on market $49,900 Active 190 DOM
5. 2026-06-15
   days on market $74,700 Active 189 DOM
6. 2026-06-13
   days on market $74,700 Active 187 DOM
7. 2026-06-09
   days on market $74,700 Active 183 DOM
8. 2026-06-07
   pricedays on market $74,700 Active 181 DOM
9. 2026-06-02
   days on market $74,800 Active 176 DOM
10. 2026-06-01
    days on market $74,800 Active 175 DOM
11. 2026-06-01
    days on market $74,800 Active 174 DOM
12. 2026-04-29
    price $74,800
13. 2026-02-09
    price $74,900
14. 2025-12-03
    listed $75,000 Active
15. 2023-04-12
    soldstatus $36,000 Closed 419-char remark

    Show marketing remark (419 chars)

    This property has so much potential!! It is already cleared, fenced, has a well, and a culvert. Save money on impact fees when you go to rebuild. OWN THE LAND - no hoa or park fees! Seller is selling AS-IS and has no knowledge about condition of anything on property. Please do not enter home as it is a tear down. Perfect opportunity for a buyer to save money on the build of their new home! Manufactured homes allowed

16. 2023-03-14
    status Pending 419-char remark

    Show marketing remark (419 chars)

    This property has so much potential!! It is already cleared, fenced, has a well, and a culvert. Save money on impact fees when you go to rebuild. OWN THE LAND - no hoa or park fees! Seller is selling AS-IS and has no knowledge about condition of anything on property. Please do not enter home as it is a tear down. Perfect opportunity for a buyer to save money on the build of their new home! Manufactured homes allowed

17. 2023-03-10
    listed $29,900 Active 419-char remark

    Show marketing remark (419 chars)

    This property has so much potential!! It is already cleared, fenced, has a well, and a culvert. Save money on impact fees when you go to rebuild. OWN THE LAND - no hoa or park fees! Seller is selling AS-IS and has no knowledge about condition of anything on property. Please do not enter home as it is a tear down. Perfect opportunity for a buyer to save money on the build of their new home! Manufactured homes allowed

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: +$125/yr (+$10/mo · 25.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $14,327
• − Mortgage interest: −$4,184
• − Property taxes: −$495
• − Insurance: −$374
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,173
• Taxable income: $4,809
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,595/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, 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

+150.2% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $74,800 FORTMLS
• 2026-02-09 Price Changed $74,900 FORTMLS
• 2025-12-03 Listed $75,000 FORTMLS
• 2023-04-12 Sold (MLS) $36,000 FORTMLS
• 2023-03-14 Pending — FORTMLS
• 2023-03-10 Listed $29,900 FORTMLS

Property tax history

+2.1%/yr

Latest (2025): $495 · +14.8% YoY. Source: county tax records.