2520 Brownell Ct · Suncoast Estates, FL 33917

$160,000

3 bd · 2.0 ba · 1,442 sqft · Manufactured public records · 55 Days on market

Built 1998 0.39 ac lot Est $172k · 7% under $117/mo HOA · 6% of rent ↓ 46% since listing

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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 +25.4/30.0
• ARV discount +10.5/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• 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

Affordable, spacious, and hard to find! Welcome to Spring Woods M/H Subdivision, where this 3-bedroom, 2-bath home offers 1,442 square feet, a metal roof, 2 year old AC system and a partially fenced corner lot of over . 38 acres on a private cul-de-sac. Located in Flood Zone X 500, this property stands out for both value and peace of mind. Inside, the home features a large kitchen with abundant cabinetry, a comfortable living room, a separate family room, interior laundry with washer and dryer included. Bonus room serves as 3rd bedroom with separate entry, ideal for guests, an office, crafts, or extra storage. There is also extra paved parking and plenty of outdoor space to enjoy. The yard

Key facts

• 0.39 acre lot
• Community pool
• Built 1998

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee ($117); Association covers management, recreation facilities, street lights, trash; Community amenities include clubhouse, pool, basketball court, billiards/billiard room, RV/boat storage

Exterior

• Parking: On-site management (community)
• Utilities: Cable available; High-speed internet available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Manufactured home; Single-story; Entry level 1; North-facing
• Construction: Aluminum siding; Metal roof
• Exterior features: Fenced yard; Corner lot; Cul-de-sac lot; Multiple lots; Oversized lot; South exposure; Community pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Icemaker
• Bedrooms: Den; Recreation room
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Casement windows; Vaulted ceilings; Living/dining room; Separate shower (shower only)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (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 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $160k implies a 242% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.13% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $171,598
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7640 Peyraud Dr	0.26mi	3/2.0	1,512 (+5%)	10mo	$180,000	$119	71

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,063
• Equity at exit: $23,857

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $24,900
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$839
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$67
• HOA: −$117
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $370

Break-even live

Break-even rent $1,334

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• 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	0.08mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	23d	1	0.23mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	3d	1	0.36mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	3d	1	0.37mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	23d	1	0.45mi
15010 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,850	$1.17	23d	1	0.49mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	23d	1	0.50mi
15011 Caspian Tern Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,725	$1.09	3d	1	0.51mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	2d	1	0.51mi
15121 Piping Plover Ct North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	18d	1	0.54mi
15121 Piping Plover Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	23d	1	0.55mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,520	$1.11	23d	1	0.56mi
6391 Brant Bay Blvd #101 North Fort Myers, FL	3.0	2.5	1583	$1,700	$1.07	23d	1	0.57mi
6391 Brant Bay Blvd Unit 102 North Fort Myers, FL	3.0	2.5	1502	$1,595	$1.06	3d	1	0.57mi
15070 Caspian Tern Ct Unit 105 North Fort Myers, FL	3.0	2.5	1583	$1,750	$1.11	3d	1	0.59mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	23d	1	0.62mi
15120 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,600	$1.01	15d	1	0.65mi
15120 Caspian Tern Ct #105 North Fort Myers, FL	3.0	2.5	1583	$1,695	$1.07	1d	1	0.65mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	23d	1	0.74mi
10754 Marlberry Way North Fort Myers, FL	3.0	2.0	1661	$1,900	$1.14	3d	1	0.76mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	11d	1	0.78mi
10820 Firebush Cir North Fort Myers, FL	3.0	2.0	1661	$1,895	$1.14	3d	1	0.80mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,524	$1.36	1d	17	0.84mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	23d	1	0.87mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	23d	1	0.87mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	11d	1	0.87mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	3d	1	0.89mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	14d	1	0.89mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	21d	1	0.90mi
10820 Marlberry Way North Fort Myers, FL	4.0	2.0	1850	$2,350	$1.27	23d	1	0.91mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	23d	1	0.95mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	23d	1	1.04mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	23d	1	1.05mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	15d	1	1.12mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	23d	1	1.12mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	21d	1	1.18mi
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	1.19mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	23d	1	1.33mi
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	1d	1	1.34mi

HOA detail

• Monthly dues: $117 · $1,404/yr

Listing history 17 events

1. 2026-06-17
   days on market $160,000 Active 55 DOM
2. 2026-06-16
   days on market $160,000 Active 54 DOM
3. 2026-06-15
   days on market $160,000 Active 53 DOM
4. 2026-06-13
   days on market $160,000 Active 51 DOM
5. 2026-06-10
   days on market $160,000 Active 48 DOM
6. 2026-06-09
   days on market $160,000 Active 47 DOM
7. 2026-06-08
   days on market $160,000 Active 46 DOM
8. 2026-06-07
   days on market $160,000 Active 45 DOM
9. 2026-06-03
   days on market $160,000 Active 41 DOM
10. 2026-06-02
    days on market $160,000 Active 40 DOM
11. 2026-06-01
    days on market $160,000 Active 39 DOM
12. 2026-05-31
    days on market $160,000 Active 38 DOM
13. 2026-04-23
    listed $160,000 Active
14. 2015-03-02
    price $43,900
15. 2002-01-25
    soldstatus $46,802
16. 1998-09-10
    soldstatus $79,400
17. 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: $377 · $31/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$951/yr (+$79/mo · 252.6%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $21,625
• − Mortgage interest: −$8,962
• − Property taxes: −$377
• − Insurance: −$800
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − HOA: −$1,404
• − Depreciation: −$4,655
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,962/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
• 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

-45.8% since first listed

5 events — show timeline

• 2026-04-23 Listed $160,000 FORTMLS
• 2015-03-02 Price Changed $43,900 FORTMLS
• 2002-01-25 Sold (MLS) $46,802 FORTMLS
• 1998-09-10 Sold (Public Records) $79,400 Public Records
• 1994-09-13 Sold (Public Records) $295,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $377 · +5.9% YoY. Source: county tax records.