8269 Penny Dr · Suncoast Estates, FL 33917

$169,900

3 bd · 2.0 ba · 1,679 sqft · Manufactured public records · 20 Days on market

Built 2002 0.29 ac lot Est $205k · 17% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• 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 MLS

You have to see this meticulously maintained 3 bedroom, 2 bathroom home located just off 41 and Del Prado extension. The gem of a home offers many upgrades that include new roof in 2018 and air conditioning with heat pump replacement at the end of 2019. The well equipment was also replaced 1 year ago. The home boasts an open floor plan with a split bedroom design. The kitchen overlooks the living area of the home with plenty of real wood cabinets, a large amounts of countertop space and a huge pantry. The kitchen extends into a large living room with wood burning fireplace. The master suite offers a huge bedroom, with large closet and extra sitting area that makes for a perfect flex space. The master bathroom is a must see, offering separate sinks, a garden tub and free standing shower. Additional interior features includes a huge indoor laundry room with cabinetry, window coverings and crown molding. The exterior of the home offers a paved driveway, a large screened patio, a large carport that accommodates 2 cars, a fenced yard and lush landscaping. The home is truly a must see. Call for your private showing today. You won't be disappointed.

Key facts

• New water softener
• New front porch deck
• Expanded lanai

Tags

• NEW WATER SOFTENER
• NEW FRONT PORCH DECK
• EXPANDED LANAI
• WHITE VINYL PRIVACY FENCING
• RV HOOKUP
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Zoning: MH-1; Lot size about 0.2923 acres; Property measured per Property Appraiser Office; No canal access
• HOA & community: No HOA maintenance or community amenities; Community type: non-gated (see remarks)

Exterior

• Utilities: Water softener; Septic system; Cable available
• Home design: Manufactured residential home; 1-story ranch style; Built in 2002; Located in Suncoast Estates (unrecorded)
• Construction: Manufactured construction
• Exterior features: Fenced yard; Shingle roof; Windows and storm protection details: see remarks; Rear exposure faces east

Interior

• Kitchen: Electric cooktop
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; Master bath with combo tub and shower
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Built-in cabinets; Fireplace; Screened lanai/porch; Split bedroom floor plan; Dining area combined with living room; Unfurnished; Cooktop - electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% 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; 33 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).
• At $2,089/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

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 $167,351 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $204,838
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8366 Nault Rd	0.51mi	3/2.0	1,512 (-10%)	20mo	$185,000	$122	43

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,533
• Equity at exit: $25,333

10-year hold

• IRR: 11.2%
• Equity multiple: 1.86×
• Total profit: $40,965
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$891
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $500

Break-even live

Break-even rent $1,457

Max offer price $169,900

Occupancy floor 71%

Sensitivity live

Price	-10% $596	-5% $548	+0% $500	+5% $452	+10% $403
Rent	-10% $335	-5% $417	+0% $500	+5% $582	+10% $665
Rate	-1.0pp $585	-0.5pp $543	base $500	+0.5pp $456	+1.0pp $411

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	0.54mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,900	$1.24	17d	1	0.54mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	12d	1	0.56mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	12d	1	0.56mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	0.58mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	15d	1	0.60mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	24d	1	0.61mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	24d	1	0.61mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	15d	1	0.65mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	24d	1	0.66mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	15d	1	0.67mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	0.69mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1936	$2,200	$1.14	17d	1	0.82mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1937	$2,200	$1.14	4d	1	0.82mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	24d	1	0.84mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	4d	1	0.84mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	24d	1	0.87mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$2,000	$1.10	3d	1	0.90mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	24d	1	0.92mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	24d	1	0.92mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	24d	1	0.93mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	24d	1	1.04mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	15d	1	1.09mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	15d	1	1.13mi
4234 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	4d	1	1.23mi
4232 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	4d	1	1.23mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	15d	1	1.24mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	24d	1	1.26mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	22d	1	1.26mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	14d	1	1.26mi
17920 Antherium Ln North Fort Myers, FL	2.0	2.0	1693	$2,400	$1.42	24d	1	1.27mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	24d	1	1.37mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	24d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $169,900 Active 20 DOM
2. 2026-06-17
   days on market $169,900 Active 19 DOM
3. 2026-06-16
   days on market $169,900 Active 18 DOM
4. 2026-06-15
   days on market $169,900 Active 17 DOM
5. 2026-06-13
   days on market $169,900 Active 15 DOM
6. 2026-06-10
   days on market $169,900 Active 12 DOM
7. 2026-06-09
   days on market $169,900 Active 11 DOM
8. 2026-06-08
   days on market $169,900 Active 10 DOM
9. 2026-06-07
   days on market $169,900 Active 9 DOM
10. 2026-06-03
    days on market $169,900 Active 5 DOM
11. 2026-06-02
    days on market $169,900 Active 4 DOM
12. 2026-06-01
    days on market $169,900 Active 3 DOM
13. 2026-05-31
    days on market $169,900 Active 2 DOM

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 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: $25,074
• − Mortgage interest: −$9,517
• − Property taxes: −$2,272
• − Insurance: −$850
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$4,943
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $5,160/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

+3.0% since first listed

13 events — show timeline

• 2026-05-29 Listed $169,900 NAPLESMLS
• 2026-05-13 Listing Removed — FORTMLS
• 2026-02-25 Price Changed $239,500 FORTMLS
• 2025-11-05 Price Changed $244,500 FORTMLS
• 2025-08-13 Price Changed $247,500 FORTMLS
• 2025-07-03 Price Changed $257,900 FORTMLS
• 2025-06-11 Price Changed $264,500 FORTMLS
• 2025-05-19 Listed $274,500 FORTMLS
• 2022-07-08 Sold (Public Records) $257,500 Public Records
• 2022-07-07 Sold (MLS) $257,500 FORTMLS
• 2022-05-31 Pending — FORTMLS
• 2022-05-23 Listed $233,999 FORTMLS
• 2018-03-08 Sold (Public Records) $165,000 Public Records

Property tax history

+21.6%/yr

Latest (2025): $2,272 · +2.5% YoY. Source: county tax records.