10835 Vireo Cir · Estero, FL 33928

$130,000

1 bd · 1.0 ba · 786 sqft · Manufactured public records · 79 Days on market

Built 1988 2,874 sqft lot Est $144k · 10% under $257/mo HOA · 14% of rent

---

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 +28.3/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this Furnished Mobile Home located in the popular Gated 55+ Community, Corkscrew Woodlands, with an extensive array of amenities and activities including a 20 acre stocked fresh water lake; fishing, swimming & paddle boats. 1 Bedroom & 1 Full Bath with Murphy Bed in Den, Furnished including pots, dishes, glassware, silverware, towels, sheets and many, many more extras! Newer appliances include washer & dryer, hot water heater, tub/shower, sink & toilet, 3 ton A/C 1 1/2 years old, Aluminum Roof and downspouts 2 years old. Awnings on all windows. 17b Community Bldgs with rest rooms and laundry facilities. Recreation Bldg with Roof sundeck, Library, worlouit area, ping pong tables, Large Community Pool and heated spa. Bike paths, jogging trails, Nature Walks, boardwalks, Miniature Golf Course, Tennis Court, Shuffleboard Courts, horseshoe pits and fenced outdoor storage area for RV's, boats & trailers, etc. Close to Shopping, Restaurants, Golf, Airport and major highways. No pets allowed in Vireo Circle.

Key facts

• Gated community
• Partially furnished
• Metal roof

Tags

• GATED COMMUNITY
• PARTIALLY FURNISHED
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• BRAND-NEW A/C UNIT
• METAL ROOF

Property features AI

Finance

• Other: Subdivision: Corkscrew Woodlands; Zoning code: RV; Lot described as regular with deeded restrictions (architectural, limited number vehicles, no commercial)
• Financial info: Taxes listed but financial specifics excluded per instructions
• HOA & community: Mandatory HOA; Quarterly HOA fee (total annual recurring fees $3,084); On-site management; HOA covers legal/accounting, manager, recreation facilities, reserves, sewer, street lights, street maintenance, trash removal, water; Community amenities: BBQ/picnic, billiards, bocce court, clubhouse, common laundry, community pool, community room, community spa/hot tub, exercise room, extra storage, internet access, shuffleboard, sidewalk, streetlight, tennis court; Gated, mobile/manufactured community

Exterior

• Parking: No specific parking details provided
• Security: Manual shutters
• Utilities: Central water; Central sewer; Cable available
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure faces east
• Construction: Built in 1988; Vinyl siding exterior; Metal roof; Casement windows; Manufactured building design
• Exterior features: Fruit trees; Patio; Screened lanai/porch; Landscaped view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Eat-in kitchen
• Bedrooms: 1 bedroom (first floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom; Master bath has combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire; Vaulted ceiling; Window coverings; Eat-in kitchen; Laundry in residence; Screened lanai/porch; Partially furnished; Floor plan: Other
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.4% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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 (-1.4%/yr); 668 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $899 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 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $75k; list at $130k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.41% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $143,838
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10840 Bonapartes Gull	0.17mi	2/1.0 (+1)	782 (-0%)	13mo	$90,000	$115	76
10713 Roseate Spoonbill Cir	0.20mi	1/1.0	702 (-11%)	9mo	$135,000	$192	66
10903 Peregrine Falcon Cir	0.51mi	2/2.0 (+1)	903 (+15%)	11mo	$165,000	$183	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-9,326
• Equity at exit: $19,383

10-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-6,270
• Equity at exit: $11,240

Cash invested: $36,400 (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 33928

• Rents YoY: -1.4%
• Active inventory: 668
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$54
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$257
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $265

Break-even live

Break-even rent $1,495

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $339	-5% $302	+0% $265	+5% $229	+10% $192
Rent	-10% $121	-5% $193	+0% $265	+5% $338	+10% $410
Rate	-1.0pp $331	-0.5pp $298	base $265	+0.5pp $232	+1.0pp $197

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10952 Snowy Egret Cir Estero, FL	2.0	1.5	772	$1,450	$1.88	15d	1	0.19mi
10952 Snowy Egret Cir Estero, FL	2.0	1.5	772	$1,450	$1.88	14d	1	0.19mi
10710 San Tropez Cir Estero, FL	2.0	2.0	981	$2,500	$2.55	2d	1	0.28mi
21301 S Branch Blvd Estero, FL	1.0–3.0	1.0–2.0	1510	$1,833	$1.21	2d	12	0.52mi
10445 Corkscrew Commons Dr Estero, FL	1.0–2.0	1.0–2.0	1031	$1,545	$1.50	3d	17	0.62mi
19520 Highland Oaks Dr Estero, FL	3.0	1.0–2.0	977	$1,863	$1.91	2d	18	1.05mi
10110 Villagio Palms Way #107 Estero, FL	2.0	2.0	1048	$2,050	$1.96	22d	1	1.33mi
20321 Estero Gardens Cir Estero, FL	2.0–3.0	1.5–2.0	1423	$2,000	$1.41	24d	3	1.47mi

HOA detail

• Monthly dues: $257 · $3,084/yr
• Likely covers: waterpoolsecurity

Listing history 21 events

1. 2026-06-17
   days on market $130,000 Active 79 DOM
2. 2026-06-16
   days on market $130,000 Active 78 DOM
3. 2026-06-15
   days on market $130,000 Active 77 DOM
4. 2026-06-13
   days on market $130,000 Active 75 DOM
5. 2026-06-10
   days on market $130,000 Active 72 DOM
6. 2026-06-09
   days on market $130,000 Active 71 DOM
7. 2026-06-07
   days on market $130,000 Active 69 DOM
8. 2026-06-03
   days on market $130,000 Active 65 DOM
9. 2026-06-02
   days on market $130,000 Active 64 DOM
10. 2026-06-01
    days on market $130,000 Active 63 DOM
11. 2026-06-01
    days on market $130,000 Active 62 DOM
12. 2026-03-30
    listed $130,000 Active
13. 2025-09-09
    historical
14. 2025-07-17
    price $125,000
15. 2025-02-07
    listed $130,000 Active
16. 2014-11-18
    soldstatus $74,900
17. 2014-11-14
    price $80,000 1062-char remark

    Show marketing remark (1062 chars)

    Move right into this Furnished Mobile Home located in the popular Gated 55+ Community, Corkscrew Woodlands, with an extensive array of amenities and activities including a 20 acre stocked fresh water lake; fishing, swimming & paddle boats. 1 Bedroom & 1 Full Bath with Murphy Bed in Den, Furnished including pots, dishes, glassware, silverware, towels, sheets and many, many more extras! Newer appliances include washer & dryer, hot water heater, tub/shower, sink & toilet, 3 ton A/C 1 1/2 years old, Aluminum Roof and downspouts 2 years old. Awnings on all windows. 17b Community Bldgs with rest rooms and laundry facilities. Recreation Bldg with Roof sundeck, Library, worlouit area, ping pong tables, Large Community Pool and heated spa. Bike paths, jogging trails, Nature Walks, boardwalks, Miniature Golf Course, Tennis Court, Shuffleboard Courts, horseshoe pits and fenced outdoor storage area for RV's, boats & trailers, etc. Close to Shopping, Restaurants, Golf, Airport and major highways. No pets allowed in Vireo Circle.

18. 2014-11-14
    soldstatus $74,900 1062-char remark

    Show marketing remark (1062 chars)

    Move right into this Furnished Mobile Home located in the popular Gated 55+ Community, Corkscrew Woodlands, with an extensive array of amenities and activities including a 20 acre stocked fresh water lake; fishing, swimming & paddle boats. 1 Bedroom & 1 Full Bath with Murphy Bed in Den, Furnished including pots, dishes, glassware, silverware, towels, sheets and many, many more extras! Newer appliances include washer & dryer, hot water heater, tub/shower, sink & toilet, 3 ton A/C 1 1/2 years old, Aluminum Roof and downspouts 2 years old. Awnings on all windows. 17b Community Bldgs with rest rooms and laundry facilities. Recreation Bldg with Roof sundeck, Library, worlouit area, ping pong tables, Large Community Pool and heated spa. Bike paths, jogging trails, Nature Walks, boardwalks, Miniature Golf Course, Tennis Court, Shuffleboard Courts, horseshoe pits and fenced outdoor storage area for RV's, boats & trailers, etc. Close to Shopping, Restaurants, Golf, Airport and major highways. No pets allowed in Vireo Circle.

19. 2013-11-25
    listed $74,900 1062-char remark

    Show marketing remark (1062 chars)

    Move right into this Furnished Mobile Home located in the popular Gated 55+ Community, Corkscrew Woodlands, with an extensive array of amenities and activities including a 20 acre stocked fresh water lake; fishing, swimming & paddle boats. 1 Bedroom & 1 Full Bath with Murphy Bed in Den, Furnished including pots, dishes, glassware, silverware, towels, sheets and many, many more extras! Newer appliances include washer & dryer, hot water heater, tub/shower, sink & toilet, 3 ton A/C 1 1/2 years old, Aluminum Roof and downspouts 2 years old. Awnings on all windows. 17b Community Bldgs with rest rooms and laundry facilities. Recreation Bldg with Roof sundeck, Library, worlouit area, ping pong tables, Large Community Pool and heated spa. Bike paths, jogging trails, Nature Walks, boardwalks, Miniature Golf Course, Tennis Court, Shuffleboard Courts, horseshoe pits and fenced outdoor storage area for RV's, boats & trailers, etc. Close to Shopping, Restaurants, Golf, Airport and major highways. No pets allowed in Vireo Circle.

20. 2009-01-22
    soldstatus $65,000
21. 1992-03-04
    soldstatus $53,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$650/yr (+$54/mo · 151.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 13% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,965
• − Mortgage interest: −$7,282
• − Property taxes: −$429
• − Insurance: −$2,474
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$3,084
• − Depreciation: −$3,782
• Taxable income: $1,400
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,849/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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

+145.3% since first listed

10 events — show timeline

• 2026-03-30 Listed $130,000 NAPLESMLS
• 2025-09-09 Listing Removed — NAPLESMLS
• 2025-07-17 Price Changed $125,000 NAPLESMLS
• 2025-02-07 Listed $130,000 NAPLESMLS
• 2014-11-18 Sold (Public Records) $74,900 Public Records
• 2014-11-14 Sold (MLS) $74,900 FORTMLS
• 2014-11-14 Price Changed $80,000 FORTMLS
• 2013-11-25 Listed $74,900 FORTMLS
• 2009-01-22 Sold (Public Records) $65,000 Public Records
• 1992-03-04 Sold (Public Records) $53,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $429 · +2.7% YoY. Source: county tax records.