123 Torch Ln · North Fort Myers, FL 33917

$75,000

2 bd · 2.0 ba · 1,237 sqft · Manufactured public records · 166 Days on market

Built 1976 4,181 sqft lot $28/mo HOA · 2% 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 +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 +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom 2 bath home with island/breakfast bar kitchen. Large family room off of the kitchen with dining room & spacious light bright living room with windows all along the front & also one whole side of the home letting the sun shine in. This comes furnished (turnkey) and includes a laundry room behind the carport with washer & dryer. HOA fee is $28 per month & is voluntary. This covers the potable water. Updated appliances, 2 full bathrooms plus carport & storage shed. A good majority of the flooring is wood look vinyl panels. There is an enclosed lanai behind the carport. This is a good size home with large spacious living spaces. Convenient N FT Myers l

Key facts

• Large family room
• Laundry room
• Enclosed lanai

Tags

• ISLAND BREAKFAST BAR KITCHEN
• LARGE FAMILY ROOM
• LAUNDRY ROOM
• ENCLOSED LANAI
• CONVENIENT N FT MYERS LOCATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee: $28; Association covers road maintenance and water; Association provides management; Community is non-gated; 49 units in the community

Exterior

• Parking: Attached carport; Covered parking; Two parking spaces (1 covered/carport space)
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured home; 1 story; Entry level: 1; Faces southwest; Exposure: northeast; Resale
• Construction: Wood frame construction; Wood siding; Metal roof (roof over)
• Exterior features: Lanai (screened porch); Screened porch; Porch; Storage; Shutters (manual); Outbuilding; Above-ground spa

Interior

• Kitchen: Kitchen island; Electric cooktop; Range; Microwave; Freezer; Refrigerator
• Bedrooms: Master bedroom (main level); Additional bedroom (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Separate shower; Shower only
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Built-in features; Family/Dining room; Living/Dining room; Main level primary; Bedroom on main level; Separate shower; Shower only; Walk-in closet(s); Window treatments; Single hung windows
• Laundry & utility: Washer; Dryer; Utility room

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$158,336) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $242 ($3k/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.
• Cap rate 17.0% 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; 36 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).
• 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 $519 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.22%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $158,336
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Gaslight Ave	0.16mi	2/2.0	1,086 (-12%)	2mo	$56,000	$52	70
734 Knotty Pine Cir	0.57mi	2/2.0	1,152 (-7%)	3mo	$148,000	$128	59
2470 Farrance Ct	0.59mi	2/2.0	1,144 (-8%)	18mo	$150,000	$131	45

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,003
• Equity at exit: $11,183

10-year hold

• IRR: 13.0%
• Equity multiple: 2.02×
• Total profit: $21,365
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$393
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$28
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $242

Break-even live

Break-even rent $1,185

Max offer price $75,000

Occupancy floor 79%

Sensitivity live

Price	-10% $285	-5% $263	+0% $242	+5% $221	+10% $200
Rent	-10% $124	-5% $183	+0% $242	+5% $301	+10% $360
Rate	-1.0pp $280	-0.5pp $261	base $242	+0.5pp $223	+1.0pp $203

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	4d	1	0.08mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	16d	1	0.12mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	25d	1	0.13mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	4d	1	0.15mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	4d	1	0.24mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	25d	1	0.34mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	4d	1	0.34mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	25d	1	0.38mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	25d	1	0.38mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	25d	1	0.41mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	13d	1	0.42mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	22d	1	0.43mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	25d	1	0.49mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	25d	1	0.50mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	13d	1	0.52mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	25d	1	0.52mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,520	$1.11	25d	1	0.54mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	25d	1	0.57mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	25d	1	0.60mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	20d	1	0.65mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	25d	1	0.67mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	17d	1	0.67mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	25d	1	0.69mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	22d	1	0.72mi
5510 Sir Walter Way North Fort Myers, FL	2.0	2.0	1152	$1,800	$1.56	4d	1	1.01mi
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	3d	1	1.02mi
5558 Sir Walter Way North Fort Myers, FL	2.0	2.0	1372	$1,095	$0.80	16d	1	1.04mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	4d	1	1.14mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	25d	1	1.19mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	25d	1	1.23mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,349	$1.20	3d	17	1.25mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	25d	1	1.31mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	4d	1	1.31mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	25d	1	1.35mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	25d	1	1.37mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	4d	1	1.48mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: water

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   price $75,000
3. 2026-02-16
   price $85,000
4. 2025-11-05
   listed $90,000 Active
5. 2017-11-28
   soldstatus $59,000
6. 1999-03-02
   soldstatus $44,000
7. 1999-01-12
   listed $46,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,904
• − Mortgage interest: −$4,201
• − Property taxes: −$688
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − HOA: −$336
• − Depreciation: −$2,182
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,394/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

+63.0% since first listed

7 events — show timeline

• 2026-05-01 Pending — FORTMLS
• 2026-04-24 Price Changed $75,000 FORTMLS
• 2026-02-16 Price Changed $85,000 FORTMLS
• 2025-11-05 Listed $90,000 FORTMLS
• 2017-11-28 Sold (Public Records) $59,000 Public Records
• 1999-03-02 Sold (Public Records) $44,000 Public Records
• 1999-01-12 Listed $46,000 FORTMLS

Property tax history

+0.2%/yr

Latest (2025): $688 · +28.5% YoY. Source: county tax records.