181 Chisholm Trl · North Fort Myers, FL 33917

$129,900

2 bd · 2.0 ba · 1,051 sqft · Manufactured public records · 55 Days on market

Built 1987 5,662 sqft lot Est $101k · 29% over $95/mo HOA · 6% 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 +27.4/30.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and affordable 2-bedroom, 2-bath home located in North Fort Myers, featuring approximately 1,072 square feet of comfortable living space. This well-laid-out floor plan includes a spacious living area, functional kitchen, and generously sized bedrooms, providing a great foundation to make it your own. Situated in an established community with convenient access to US-41, shopping, dining, and everything the Fort Myers area has to enjoy. The manageable lot size allows for easy maintenance, making it an excellent option for full-time residents, seasonal homeowners, or those looking to enjoy the Florida lifestyle at an attainable price point. With solid bones and plenty of potential, th

Key facts

• 5,662 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Zoning: MH-1; Lot is regular; total area approximately 1,491; Lot acreage approximately 0.13; Subdivision: Carriage Village
• HOA & community: Mandatory HOA with $95 monthly fee; Total annual recurring fees $1,140; Community amenities: clubhouse, community pool, exercise room, golf course, billiards, bocce court, BBQ/picnic area, bike storage, boat storage, streetlights; Community type: Mobile/Manufactured, Non-gated

Exterior

• Parking: Detached garage (1 car); Detached carport (1 car)
• Security: Storm shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; Florida / Traditional style; Located in Carriage Village; Built in 1987; Single-story
• Construction: Manufactured construction with metal frame
• Exterior features: Metal roof; Impact-resistant windows; Storm protection with impact-resistant windows and shutters; Aluminum siding; Rear exposure faces southwest; Partial building view

Interior

• Kitchen: Dishwasher; Disposal; Range; Ice maker (stand-alone)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Bar; Built-in cabinets; Cable prewire; Smoke detectors; Vaulted ceiling; Walk-in closet; Window coverings; Great room floor plan; Dining area in living room; Open porch/lanai
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $121k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 9.8% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $898 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,310 (6.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $100,896
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Chisholm Trl	0.15mi	2/1.5	900 (-14%)	10mo	$65,000	$72	59
349 Shrub Ln S	0.46mi	2/2.0	1,144 (+9%)	7mo	$110,000	$96	58
734 Knotty Pine Cir	0.67mi	2/2.0	1,152 (+10%)	3mo	$148,000	$128	50

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-24,464
• Equity at exit: $19,369

10-year hold

• IRR: -12.6%
• Equity multiple: 0.27×
• Total profit: $-26,586
• Equity at exit: $11,231

Cash invested: $36,372 (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: 846
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$681
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$95
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-49

Break-even live

Break-even rent $1,637

Max offer price $121,310

Occupancy floor 98%

Sensitivity live

Price	-10% $25	-5% $-12	+0% $-49	+5% $-85	+10% $-122
Rent	-10% $-173	-5% $-111	+0% $-49	+5% $14	+10% $76
Rate	-1.0pp $17	-0.5pp $-16	base $-49	+0.5pp $-82	+1.0pp $-117

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	4d	1	0.20mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	25d	1	0.49mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	5d	1	0.55mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	25d	1	0.62mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	25d	1	0.63mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	5d	1	0.63mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	18d	1	0.65mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	25d	1	0.65mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	13d	1	0.66mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	5d	1	0.67mi
69 E Mariana Ave Unit B North Fort Myers, FL	3.0	1.0	1000	$1,795	$1.79	5d	1	0.80mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	21d	1	0.83mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	25d	1	0.83mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	25d	1	0.83mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	25d	1	0.83mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	5d	1	0.85mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	5d	1	0.85mi
112 Crescent Lake Dr North Fort Myers, FL	2.0	1.0	980	$1,700	$1.73	25d	1	0.87mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	5d	1	0.93mi
1398 Evalena Ln North Fort Myers, FL	3.0	2.0	1479	$1,849	$1.25	4d	1	0.95mi
5510 Sir Walter Way North Fort Myers, FL	2.0	2.0	1152	$1,800	$1.56	5d	1	0.97mi
5558 Sir Walter Way North Fort Myers, FL	2.0	2.0	1372	$1,095	$0.80	16d	1	0.98mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	23d	1	1.02mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	16d	1	1.05mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	25d	1	1.06mi
21 Crescent Lake Dr Unit 21 North Fort Myers, FL	2.0	1.0	900	$1,550	$1.72	25d	1	1.06mi
1056 Old Bridge Rd North Fort Myers, FL	2.0	1.0	1100	$1,350	$1.23	25d	1	1.08mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	25d	1	1.11mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	25d	1	1.12mi
1526 Wood Rd North Fort Myers, FL	1.0	1.0	912	$1,500	$1.64	5d	1	1.12mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	5d	1	1.13mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	25d	1	1.13mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	23d	1	1.17mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	25d	1	1.18mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	25d	1	1.21mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	25d	1	1.21mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	5d	1	1.24mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	13d	1	1.39mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	25d	1	1.42mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	25d	1	1.44mi

HOA detail

• Monthly dues: $95 · $1,140/yr

Listing history 23 events

1. 2026-06-22
   days on market $129,900 Active 55 DOM
2. 2026-06-17
   days on market $129,900 Active 51 DOM
3. 2026-06-16
   days on market $129,900 Active 50 DOM
4. 2026-06-15
   days on market $129,900 Active 49 DOM
5. 2026-06-13
   days on market $129,900 Active 47 DOM
6. 2026-06-10
   days on market $129,900 Active 44 DOM
7. 2026-06-09
   days on market $129,900 Active 43 DOM
8. 2026-06-08
   days on market $129,900 Active 42 DOM
9. 2026-06-07
   days on market $129,900 Active 41 DOM
10. 2026-06-03
    days on market $129,900 Active 37 DOM
11. 2026-06-02
    days on market $129,900 Active 36 DOM
12. 2026-06-01
    days on market $129,900 Active 35 DOM
13. 2026-05-31
    days on market $129,900 Active 34 DOM
14. 2026-05-08
    price $139,500
15. 2026-04-27
    listed $139,900 Active
16. 2024-09-23
    historical
17. 2024-04-05
    price $166,000
18. 2024-03-20
    price $167,500
19. 2023-12-29
    price $169,000
20. 2023-12-11
    listed $170,000 Active
21. 2019-09-18
    soldstatus $95,000
22. 2017-11-27
    soldstatus $66,000
23. 1991-11-18
    soldstatus $43,600

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$641/yr (+$53/mo · 146.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 13% 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: $18,907
• − Mortgage interest: −$7,276
• − Property taxes: −$437
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − HOA: −$1,140
• − Depreciation: −$3,779
• Taxable loss: −$2,519
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $21/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

+220.0% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $139,500 NAPLESMLS
• 2026-04-27 Listed $139,900 NAPLESMLS
• 2024-09-23 Listing Removed — FORTMLS
• 2024-04-05 Price Changed $166,000 FORTMLS
• 2024-03-20 Price Changed $167,500 FORTMLS
• 2023-12-29 Price Changed $169,000 FORTMLS
• 2023-12-11 Listed $170,000 FORTMLS
• 2019-09-18 Sold (Public Records) $95,000 Public Records
• 2017-11-27 Sold (Public Records) $66,000 Public Records
• 1991-11-18 Sold (Public Records) $43,600 Public Records

Property tax history

-5.1%/yr

Latest (2025): $437 · +4.9% YoY. Source: county tax records.