2480 Austin Smith Ct · Suncoast Estates, FL 33917

$175,900

3 bd · 2.0 ba · 1,485 sqft · Manufactured public records · 60 Days on market

Built 2004 8,189 sqft lot Est $177k · at est. $78/mo HOA · 4% of rent ↓ 40% since listing

---

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 +22.0/30.0
• ARV discount +7.7/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out this 3 bedroom 2 bathroom home located in Spring Woods. Large rooms, eat-in kitchen with separate dining area. Home has plenty of storage available inside and out, stackable washer and dryer, new refrigerator, newer A/C system, complete with a deck to sit and enjoy our warm Florida winters. Spring Woods Community has a clubhouse, tennis courts, and a POOL to use at your convenience!! Call listing agent to view today.

Key facts

• Plenty of storage
• Separate dining room
• Eat in kitchen

Tags

• FURNISHED DOUBLE WIDE
• QUIET FRIENDLY NEIGHBORHOOD
• EAT IN KITCHEN
• SEPARATE DINING ROOM
• PLENTY OF STORAGE
• STACKABLE WASHER DRYER

Property features AI

Finance

• Financial info: Pets allowed: conditional (call for details)
• HOA & community: Homeowners association with a $78 monthly fee; HOA includes recreation facilities, reserve fund, street lights, and trash; Community amenities include clubhouse, pool, basketball court, billiard room, billiards, RV/boat storage, and management

Exterior

• Parking: Attached carport; 1 covered space; Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; Single-story; North-facing; Resale
• Construction: Vinyl siding; Shingle roof; Manufactured construction
• Exterior features: Deck; Patio; Fence; Outbuilding; Community pool

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Freezer
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Impact glass windows; Shutters; Partially furnished; Living/dining room; Pantry; Tub with shower; Walk-in closet(s); Split bedroom layout
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute D, schools F, amenities 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 39% 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 $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 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 $96k; list at $176k implies a 83% 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; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $176,715
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7640 Peyraud Dr	0.18mi	3/2.0	1,512 (+2%)	10mo	$180,000	$119	80

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,379
• Equity at exit: $26,227

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,230
• Equity at exit: $15,209

Cash invested: $49,252 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$922
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$73
• HOA: −$78
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $280

Break-even live

Break-even rent $1,442

Max offer price $175,900

Occupancy floor 79%

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	23d	1	0.07mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	23d	1	0.17mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	3d	1	0.34mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	3d	1	0.35mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	23d	1	0.47mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	2d	1	0.51mi
15010 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,850	$1.17	23d	1	0.54mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	23d	1	0.56mi
15011 Caspian Tern Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,725	$1.09	3d	1	0.56mi
15121 Piping Plover Ct North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	19d	1	0.59mi
15121 Piping Plover Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	23d	1	0.59mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,520	$1.11	23d	1	0.62mi
6391 Brant Bay Blvd #101 North Fort Myers, FL	3.0	2.5	1583	$1,700	$1.07	23d	1	0.62mi
6391 Brant Bay Blvd Unit 102 North Fort Myers, FL	3.0	2.5	1502	$1,595	$1.06	3d	1	0.62mi
15070 Caspian Tern Ct Unit 105 North Fort Myers, FL	3.0	2.5	1583	$1,750	$1.11	3d	1	0.64mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	23d	1	0.67mi
15120 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,600	$1.01	16d	1	0.70mi
15120 Caspian Tern Ct #105 North Fort Myers, FL	3.0	2.5	1583	$1,695	$1.07	2d	1	0.70mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	23d	1	0.77mi
10754 Marlberry Way North Fort Myers, FL	3.0	2.0	1661	$1,900	$1.14	3d	1	0.82mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	11d	1	0.82mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	11d	1	0.86mi
10820 Firebush Cir North Fort Myers, FL	3.0	2.0	1661	$1,895	$1.14	3d	1	0.86mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	23d	1	0.86mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	23d	1	0.86mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,524	$1.36	2d	17	0.88mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	21d	1	0.91mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	23d	1	0.93mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	14d	1	0.95mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	3d	1	0.95mi
10820 Marlberry Way North Fort Myers, FL	4.0	2.0	1850	$2,350	$1.27	23d	1	0.98mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	23d	1	1.04mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	23d	1	1.08mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	16d	1	1.11mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	23d	1	1.11mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	2d	1	1.18mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	23d	1	1.18mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	21d	1	1.20mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	23d	1	1.27mi
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	2d	1	1.30mi

HOA detail

• Monthly dues: $78 · $936/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-17
   days on market $175,900 Active 60 DOM
2. 2026-06-16
   days on market $175,900 Active 59 DOM
3. 2026-06-15
   days on market $175,900 Active 58 DOM
4. 2026-06-13
   days on market $175,900 Active 56 DOM
5. 2026-06-10
   days on market $175,900 Active 53 DOM
6. 2026-06-09
   days on market $175,900 Active 52 DOM
7. 2026-06-07
   days on market $175,900 Active 50 DOM
8. 2026-06-03
   days on market $175,900 Active 46 DOM
9. 2026-06-02
   days on market $175,900 Active 45 DOM
10. 2026-06-01
    days on market $175,900 Active 44 DOM
11. 2026-05-31
    days on market $175,900 Active 43 DOM
12. 2026-05-08
    price $175,900
13. 2026-04-22
    status Active
14. 2026-04-20
    status Pending
15. 2026-04-16
    listed $179,700 Active
16. 2018-02-19
    soldstatus $96,000
17. 2018-02-15
    soldstatus $96,000 Sold 435-char remark

    Show marketing remark (435 chars)

    Don't miss out this 3 bedroom 2 bathroom home located in Spring Woods. Large rooms, eat-in kitchen with separate dining area. Home has plenty of storage available inside and out, stackable washer and dryer, new refrigerator, newer A/C system, complete with a deck to sit and enjoy our warm Florida winters. Spring Woods Community has a clubhouse, tennis courts, and a POOL to use at your convenience!! Call listing agent to view today.

18. 2018-01-16
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Don't miss out this 3 bedroom 2 bathroom home located in Spring Woods. Large rooms, eat-in kitchen with separate dining area. Home has plenty of storage available inside and out, stackable washer and dryer, new refrigerator, newer A/C system, complete with a deck to sit and enjoy our warm Florida winters. Spring Woods Community has a clubhouse, tennis courts, and a POOL to use at your convenience!! Call listing agent to view today.

19. 2018-01-02
    status Pending With Contingencies 435-char remark

    Show marketing remark (435 chars)

    Don't miss out this 3 bedroom 2 bathroom home located in Spring Woods. Large rooms, eat-in kitchen with separate dining area. Home has plenty of storage available inside and out, stackable washer and dryer, new refrigerator, newer A/C system, complete with a deck to sit and enjoy our warm Florida winters. Spring Woods Community has a clubhouse, tennis courts, and a POOL to use at your convenience!! Call listing agent to view today.

20. 2017-12-02
    listed $99,500 Active 435-char remark

    Show marketing remark (435 chars)

    Don't miss out this 3 bedroom 2 bathroom home located in Spring Woods. Large rooms, eat-in kitchen with separate dining area. Home has plenty of storage available inside and out, stackable washer and dryer, new refrigerator, newer A/C system, complete with a deck to sit and enjoy our warm Florida winters. Spring Woods Community has a clubhouse, tennis courts, and a POOL to use at your convenience!! Call listing agent to view today.

21. 1994-09-13
    soldstatus $295,000

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$674/yr (+$56/mo · 85.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $21,552
• − Mortgage interest: −$9,853
• − Property taxes: −$786
• − Insurance: −$880
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − HOA: −$936
• − Depreciation: −$5,117
• Taxable income: $532
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,228/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, 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

-40.4% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $175,900 FORTMLS
• 2026-04-22 Relisted — FORTMLS
• 2026-04-20 Pending — FORTMLS
• 2026-04-16 Listed $179,700 FORTMLS
• 2018-02-19 Sold (Public Records) $96,000 Public Records
• 2018-02-15 Sold (MLS) $96,000 FORTMLS
• 2018-01-16 Pending — FORTMLS
• 2018-01-02 Pending — FORTMLS
• 2017-12-02 Listed $99,500 FORTMLS
• 1994-09-13 Sold (Public Records) $295,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $786 · +4.5% YoY. Source: county tax records.