398 Snead Dr · North Fort Myers, FL 33903

$110,000

2 bd · 2.0 ba · 1,324 sqft · Condo public records · 100 Days on market

Built 1979 $550/mo HOA · 31% of rent

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Why this score? — see what drove the C- 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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an updated unit in the desirable Six Lakes Country Club. Just repainted the interior the 1st week of December. We have an executive 18-hole par 60 private golf course, a new pool, a restaurant, and an auditorium. Close to hospitals The VA Clinic, shopping, churches, and restaurants. Less than 30 minutes from Punta Gorda and Fort Myers airports. Freshly painted in Key West colors. .. Your tropical dream home awaits. Washer and dryer included. Bingo every Tuesday night, Line dancing, cards, weekly happy hours, monthly shows during the season ( Oct - May )

Key facts

• Ample storage space
• Exercise room
• Included golf cart

Tags

• INCLUDED GOLF CART
• FULLY FURNISHED
• AMPLE STORAGE SPACE
• EXECUTIVE 18-HOLE GOLF COURSE
• COMMUNITY POOL SPA
• EXERCISE ROOM

Property features AI

Finance

• Financial info: Community of approximately 595 units; Pets allowed with conditions (call for details)
• HOA & community: Quarterly association fee (includes association management, cable TV, golf, internet, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, security, trash); Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis and pickleball courts, shuffleboard, putting greens, billiards, business center, library, restaurant, hobby room

Exterior

• Parking: Attached carport; 2 covered spaces (carport)
• Security: Gated community with security gate and guard
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home with vinyl siding; Single-story; Entry at level 1; Faces east; Resale condition
• Construction: Metal roof; Manufactured construction; Vinyl siding
• Exterior features: Outbuilding; Rectangular lot; West exposure; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Self-cleaning oven; Refrigerator; Freezer
• Bedrooms: Includes guest quarters; Walk-in closet(s)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Shower-only configuration (separate shower)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Open living/dining area; Pantry; Shower-only bath with separate shower; Cable TV available; High-speed internet available; Single-hung windows; Furnished
• Laundry & utility: Washer; Dryer; Washer and dryer hookups in garage; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 soft (-1.9%/yr); 472 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($57k/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 $761 of loan paydown is wiped out by about $3k 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 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $29k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.62% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 5.1

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: -15.9%
• Equity multiple: 0.46×
• Total profit: $-16,623
• Equity at exit: $16,401

10-year hold

• IRR: -20.6%
• Equity multiple: 0.18×
• Total profit: $-25,402
• Equity at exit: $9,511

Cash invested: $30,800 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$577
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$46
• HOA: −$550
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $95

Break-even live

Break-even rent $1,667

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $126	+0% $95	+5% $64	+10% $33
Rent	-10% $-46	-5% $25	+0% $95	+5% $166	+10% $237
Rate	-1.0pp $151	-0.5pp $123	base $95	+0.5pp $67	+1.0pp $38

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	4d	41	0.35mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	24d	1	0.46mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	24d	1	0.60mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	2d	27	0.78mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$1,668	$1.66	3d	27	0.83mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	15d	1	0.86mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,200	$1.25	17d	1	0.93mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,195	$1.25	4d	1	0.93mi
2309 NE 15th Ln Cape Coral, FL	3.0	2.0	1250	$1,595	$1.28	4d	1	0.95mi
2627 Riverfield Rd Cape Coral, FL	3.0	2.5	1324	$1,424	$1.08	24d	1	1.01mi
2221 NE 15th Ln Cape Coral, FL	2.0	2.0	1400	$1,675	$1.20	17d	1	1.02mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	1.03mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	24d	1	1.04mi
2505 Liberty Park Dr Cape Coral, FL	1.0–2.0	1.0–2.0	1092	$2,203	$2.02	4d	14	1.07mi
2044 NE 20th Ter Cape Coral, FL	3.0	2.0	1800	$1,745	$0.97	15d	1	1.08mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	4d	1	1.09mi
2500 Ne Pine Island Rd North Fort Myers, FL	1.0–3.0	1.0–2.0	962	$2,018	$2.10	4d	19	1.15mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	11d	1	1.18mi
2105 NE 15th Ter Cape Coral, FL	3.0	2.0	1621	$1,895	$1.17	12d	1	1.19mi
2864 Star Coral Dr Unit Na North Fort Myers, FL	3.0	2.0	1614	$1,999	$1.24	24d	1	1.21mi
2022 NE 25th Ter Cape Coral, FL	3.0	2.0	1600	$2,300	$1.44	4d	1	1.26mi
2006 NE 15th Ter Cape Coral, FL	3.0	2.0	1141	$1,999	$1.75	11d	1	1.33mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	4d	1	1.33mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	1.36mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	1.36mi
1125 Winding Pines Cir #207 Cape Coral, FL	2.0	2.0	1338	$1,550	$1.16	24d	1	1.39mi
1085 Hancock Creek South Blvd #203 Cape Coral, FL	2.0	2.0	1199	$1,475	$1.23	4d	1	1.46mi
3153 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	15d	1	1.47mi
1842 Concordia Lake Cir #1110 Cape Coral, FL	3.0	2.0	1618	$1,695	$1.05	24d	1	1.48mi
1030 Hancock Creek South Blvd #204 Cape Coral, FL	2.0	2.0	1199	$1,350	$1.13	24d	1	1.49mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-08
   status Pending
2. 2026-04-16
   price $110,000
3. 2026-03-19
   price $120,000
4. 2026-03-06
   price $129,000
5. 2026-01-28
   listed $139,000 Active
6. 2025-04-24
   soldstatus $149,900 Closed 567-char remark

   Show marketing remark (567 chars)

   This is an updated unit in the desirable Six Lakes Country Club. Just repainted the interior the 1st week of December. We have an executive 18-hole par 60 private golf course, a new pool, a restaurant, and an auditorium. Close to hospitals The VA Clinic, shopping, churches, and restaurants. Less than 30 minutes from Punta Gorda and Fort Myers airports. Freshly painted in Key West colors. .. Your tropical dream home awaits. Washer and dryer included. Bingo every Tuesday night, Line dancing, cards, weekly happy hours, monthly shows during the season ( Oct - May )

7. 2025-01-23
   status Pending 567-char remark

   Show marketing remark (567 chars)

   This is an updated unit in the desirable Six Lakes Country Club. Just repainted the interior the 1st week of December. We have an executive 18-hole par 60 private golf course, a new pool, a restaurant, and an auditorium. Close to hospitals The VA Clinic, shopping, churches, and restaurants. Less than 30 minutes from Punta Gorda and Fort Myers airports. Freshly painted in Key West colors. .. Your tropical dream home awaits. Washer and dryer included. Bingo every Tuesday night, Line dancing, cards, weekly happy hours, monthly shows during the season ( Oct - May )

8. 2024-11-03
   price $149,900 567-char remark

   Show marketing remark (567 chars)

   This is an updated unit in the desirable Six Lakes Country Club. Just repainted the interior the 1st week of December. We have an executive 18-hole par 60 private golf course, a new pool, a restaurant, and an auditorium. Close to hospitals The VA Clinic, shopping, churches, and restaurants. Less than 30 minutes from Punta Gorda and Fort Myers airports. Freshly painted in Key West colors. .. Your tropical dream home awaits. Washer and dryer included. Bingo every Tuesday night, Line dancing, cards, weekly happy hours, monthly shows during the season ( Oct - May )

9. 2024-09-06
   listed $162,500 Active 567-char remark

   Show marketing remark (567 chars)

   This is an updated unit in the desirable Six Lakes Country Club. Just repainted the interior the 1st week of December. We have an executive 18-hole par 60 private golf course, a new pool, a restaurant, and an auditorium. Close to hospitals The VA Clinic, shopping, churches, and restaurants. Less than 30 minutes from Punta Gorda and Fort Myers airports. Freshly painted in Key West colors. .. Your tropical dream home awaits. Washer and dryer included. Bingo every Tuesday night, Line dancing, cards, weekly happy hours, monthly shows during the season ( Oct - May )

10. 2024-08-20
    historical
11. 2024-04-01
    price $159,900
12. 2024-02-20
    listed $174,900 Active
13. 1985-04-01
    soldstatus $10,450,000

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 5 d/yr ≥106°F today · 22 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: $21,449
• − Mortgage interest: −$6,162
• − Property taxes: −$1,728
• − Insurance: −$550
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − HOA: −$6,600
• − Depreciation: −$3,200
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,197/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): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

-98.9% since first listed

13 events — show timeline

• 2026-05-08 Pending — FORTMLS
• 2026-04-16 Price Changed $110,000 FORTMLS
• 2026-03-19 Price Changed $120,000 FORTMLS
• 2026-03-06 Price Changed $129,000 FORTMLS
• 2026-01-28 Listed $139,000 FORTMLS
• 2025-04-24 Sold (MLS) $149,900 FORTMLS
• 2025-01-23 Pending — FORTMLS
• 2024-11-03 Price Changed $149,900 FORTMLS
• 2024-09-06 Listed $162,500 FORTMLS
• 2024-08-20 Listing Removed — FORTMLS
• 2024-04-01 Price Changed $159,900 FORTMLS
• 2024-02-20 Listed $174,900 FORTMLS
• 1985-04-01 Sold (Public Records) $10,450,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,728 · +2.4% YoY. Source: county tax records.