841 Winterest Dr · North Fort Myers, FL 33917

$92,000

2 bd · 1.0 ba · 738 sqft · Manufactured public records · 191 Days on market

Built 1973 5,052 sqft lot Est $112k · 18% under $185/mo HOA · 13% 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 +29.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

Key facts

• Huge master suite
• Sound roof
• Solid floors

Tags

• HUGE MASTER SUITE
• RAISED-PANEL WOOD CABINETS
• SOUND ROOF
• SOLID FLOORS
• ENERGY SAVINGS
• LOW HOA FEE

Property features AI

Finance

• Other: Senior community; Community contains 425 units
• HOA & community: Homeowners association with $185 monthly fee; Association covers legal/accounting, recreation facilities, reserve fund, street lights; Community amenities: clubhouse, pool, bocce court, pickleball, shuffleboard, barbecue, picnic area, library, laundry, RV/boat storage, management

Exterior

• Parking: Covered, attached carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home with vinyl siding; One story; Entry level 1; Faces west; Resale property
• Construction: Metal roof
• Exterior features: Storage; Manual shutters; Community pool; Rectangular lot; Paved public road; East exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Eat-in kitchen; Handicap access; Shower only with separate shower; Window treatments; High-speed internet available; Furnished
• Laundry & utility: Washer; Dryer; Laundry inside (common area access available)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (20.8% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $73k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 10.4% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $636 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 191 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 48% 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 $72,838 (20.8% 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 191 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $112,176
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Homefolks St	0.05mi	2/1.0	672 (-9%)	6mo	$107,000	$159	77
818 Homefolks St	0.09mi	2/1.0	672 (-9%)	20mo	$102,000	$152	65
853 Winterest Dr	0.07mi	2/1.5	672 (-9%)	22mo	$65,000	$97	62

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-21,961
• Equity at exit: $13,717

10-year hold

• IRR: -21.8%
• Equity multiple: -0.11×
• Total profit: $-28,610
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$482
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$185
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-108

Break-even live

Break-even rent $1,524

Max offer price $72,838

Occupancy floor —

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	1d	27	1.14mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	23d	1	1.21mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	14d	1	1.21mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	23d	1	1.30mi
240 W Mariana Ave Apt B North Fort Myers, FL	1.0	1.0	600	$1,295	$2.16	23d	1	1.37mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	2d	1	1.46mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	2d	1	1.46mi
1640 Daniels Dr Unit B North Fort Myers, FL	1.0	1.0	400	$1,099	$2.75	23d	1	1.47mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: landscapingpool

Listing history 12 events

1. 2026-03-26
   price $92,000
2. 2025-11-11
   listed $99,975 Active
3. 2025-08-31
   historical
4. 2025-06-13
   price $125,000
5. 2025-02-14
   price $138,000
6. 2025-02-03
   price $147,000
7. 2025-01-17
   listed $157,000 Active
8. 2021-04-07
   historical 1240-char remark

   Show marketing remark (1240 chars)

   Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

9. 2021-04-07
   soldstatus $62,000 Closed 1240-char remark

   Show marketing remark (1240 chars)

   Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

10. 2021-04-07
    soldstatus $62,000

    Show marketing remark (1240 chars)

    Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

11. 2021-03-18
    status Pending 1240-char remark

    Show marketing remark (1240 chars)

    Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

12. 2021-03-11
    listed $64,000 Active 1240-char remark

    Show marketing remark (1240 chars)

    Best VALUE in Lazy Days! Lovely single-wide ideally located at the end of a QUIET street with no through-traffic. Own this home AND the land while you enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Fully-Furnished TURNKEY, ready to move in! This home originally had 2 BRs, but the Kitchen & Master Suite were enlarged, so now you have a huge Master Suite & huge Kitchen updated with raised-panel wood cabinets. Solid floors with lovely wood laminate. Enjoy coffee in the sunny Florida room. Washer & Dryer conveniently located in the breezeway shed. Awnings all around for weather protection & energy savings. Why spend a lot of $ on your vacation home? LOW HOA fee $155/month! Nearly 1000 sq. ft. under A/C PLUS ample closets & storage. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, lush landscaping, streetlights--life is good at Lazy Days! A great place to live year-round or as your winter getaway! Share certificate is available as a separate purchase from the seller. Share ownership reduces the monthly fee to $55. You own the land even if you don't buy a share.

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $858 · $71/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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,638
• − Mortgage interest: −$5,153
• − Property taxes: −$858
• − Insurance: −$5,578
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − HOA: −$2,220
• − Depreciation: −$2,676
• Taxable loss: −$2,510
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $-699/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

+43.8% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $92,000 FORTMLS
• 2025-11-11 Listed $99,975 FORTMLS
• 2025-08-31 Listing Removed — FORTMLS
• 2025-06-13 Price Changed $125,000 FORTMLS
• 2025-02-14 Price Changed $138,000 FORTMLS
• 2025-02-03 Price Changed $147,000 FORTMLS
• 2025-01-17 Listed $157,000 FORTMLS
• 2021-04-07 Listing Removed — FORTMLS
• 2021-04-07 Sold (Public Records) $62,000 Public Records
• 2021-04-07 Sold (MLS) $62,000 FORTMLS
• 2021-03-18 Pending — FORTMLS
• 2021-03-11 Listed $64,000 FORTMLS

Property tax history

+24.5%/yr

Latest (2025): $858 · -42.4% YoY. Source: county tax records.