65 Sunset Cir · North Fort Myers, FL 33903

$150,000

2 bd · 2.0 ba · 1,125 sqft · Condo public records · 180 Days on market

Built 1984 $320/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 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

Lovely Activie 55+ Community. Come and join the fun and activities at the large beautiful Club house, Heated community pool, spa, Covered bocce ball and shuffle ball courts all lit up for evening fun. Large Entertainment room, library and internet. Catch and release fishing in the lakes. This is a nice unit with two nice size bedrooms with walk in closets. Nice Open kitchen with appliances Needs some TLC. Come and see today! Low HOA fess @ $255 a month.

Key facts

• Fitness center
• Open-concept living
• 3,920 sq ft lot

Tags

• OPEN-CONCEPT LIVING
• WELL-APPOINTED KITCHEN
• ENCLOSED FLORIDA ROOM
• LOW-MAINTENANCE EXTERIOR
• SPARKLING SWIMMING POOL
• FITNESS CENTER

Property features AI

Finance

• Financial info: Pets allowed with conditions; contact for details
• HOA & community: Homeowners association (monthly fee of $320); Association covers management, cable TV, internet, grounds maintenance, reserve fund, road maintenance, street lights, and trash; Community amenities include clubhouse, pool, spa/hot tub, bocce and shuffleboard courts, billiard room, business center, library, hobby room, picnic and barbecue areas, dog park, park, sidewalks, storage, and concierge; Non-gated community with street lights; Senior community

Exterior

• Parking: Attached carport; 1 covered carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation
• Home design: Manufactured home; Aluminum siding; Single-story; North-facing
• Construction: Rolled/hot mop roof
• Exterior features: Patio; Rectangular lot; South exposure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Florida room (listed as a room type)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Partially furnished; Built-in features; Pantry; Separate shower; Shower-only tub arrangement; Cable TV available; High-speed internet available; Workshop; Single-hung windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.2% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• 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 soft (-1.9%/yr); 477 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 $1k 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 180 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% 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 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.09% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 7.6

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-29,010
• Equity at exit: $22,365

10-year hold

• IRR: -25.6%
• Equity multiple: -0.03×
• Total profit: $-43,189
• Equity at exit: $12,969

Cash invested: $42,000 (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 33903

• Rents YoY: -1.9%
• Active inventory: 477
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$62
• HOA: −$320
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-1

Break-even live

Break-even rent $1,641

Max offer price $149,769

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $41	+0% $-1	+5% $-44	+10% $-86
Rent	-10% $-131	-5% $-66	+0% $-1	+5% $63	+10% $128
Rate	-1.0pp $74	-0.5pp $37	base $-1	+0.5pp $-40	+1.0pp $-80

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	25d	1	0.36mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	16d	1	0.38mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	25d	1	0.38mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	5d	1	0.46mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	5d	41	0.82mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	3d	27	0.85mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	25d	1	1.07mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	25d	1	1.16mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$1,668	$1.66	4d	27	1.18mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	12d	1	1.24mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	5d	1	1.24mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	25d	1	1.26mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	25d	1	1.27mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	5d	1	1.29mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	5d	1	1.31mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	25d	1	1.36mi
2627 Riverfield Rd Cape Coral, FL	3.0	2.5	1324	$1,424	$1.08	25d	1	1.44mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: internetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-22
   days on market $150,000 Active 180 DOM
2. 2026-06-17
   days on market $150,000 Active 176 DOM
3. 2026-06-16
   days on market $150,000 Active 175 DOM
4. 2026-06-15
   days on market $150,000 Active 174 DOM
5. 2026-06-13
   days on market $150,000 Active 172 DOM
6. 2026-06-10
   days on market $150,000 Active 169 DOM
7. 2026-06-09
   days on market $150,000 Active 168 DOM
8. 2026-06-07
   days on market $150,000 Active 166 DOM
9. 2026-06-02
   days on market $150,000 Active 161 DOM
10. 2026-06-01
    days on market $150,000 Active 160 DOM
11. 2026-06-01
    days on market $150,000 Active 159 DOM
12. 2025-12-23
    listed $150,000 Active
13. 2017-04-12
    soldstatus $55,000 Sold 463-char remark

    Show marketing remark (463 chars)

    Lovely Activie 55+ Community. Come and join the fun and activities at the large beautiful Club house, Heated community pool, spa, Covered bocce ball and shuffle ball courts all lit up for evening fun. Large Entertainment room, library and internet. Catch and release fishing in the lakes. This is a nice unit with two nice size bedrooms with walk in closets. Nice Open kitchen with appliances Needs some TLC. Come and see today! Low HOA fess @ $255 a month.

14. 2017-03-08
    status Pending 463-char remark

    Show marketing remark (463 chars)

    Lovely Activie 55+ Community. Come and join the fun and activities at the large beautiful Club house, Heated community pool, spa, Covered bocce ball and shuffle ball courts all lit up for evening fun. Large Entertainment room, library and internet. Catch and release fishing in the lakes. This is a nice unit with two nice size bedrooms with walk in closets. Nice Open kitchen with appliances Needs some TLC. Come and see today! Low HOA fess @ $255 a month.

15. 2017-02-27
    listed $62,500 Active 463-char remark

    Show marketing remark (463 chars)

    Lovely Activie 55+ Community. Come and join the fun and activities at the large beautiful Club house, Heated community pool, spa, Covered bocce ball and shuffle ball courts all lit up for evening fun. Large Entertainment room, library and internet. Catch and release fishing in the lakes. This is a nice unit with two nice size bedrooms with walk in closets. Nice Open kitchen with appliances Needs some TLC. Come and see today! Low HOA fess @ $255 a month.

16. 2006-01-06
    soldstatus $35,000,000

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥107°F today · 19 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: $19,675
• − Mortgage interest: −$8,402
• − Property taxes: −$1,530
• − Insurance: −$750
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$3,840
• − Depreciation: −$4,364
• Taxable loss: −$2,359
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $550/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

-99.6% since first listed

5 events — show timeline

• 2025-12-23 Listed $150,000 FORTMLS
• 2017-04-12 Sold (MLS) $55,000 FORTMLS
• 2017-03-08 Pending — FORTMLS
• 2017-02-27 Listed $62,500 FORTMLS
• 2006-01-06 Sold (Public Records) $35,000,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,530 · +3.6% YoY. Source: county tax records.