Southport Plan · North Fort Myers, FL 33903

$79,900

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 94 Days on market

Manufactured home Good condition

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.5

Listing remarks

Welcome to Island Vista Estates an all age active and vibrant community, where you can find the perfect home. Unlock the potential in this 2019 1500.80 sq ft 4 bed, 2 bath home located in North Fort Myers. This property is perfect for investors, flippers, or savvy buyers looking for a little project with strong upside potential. This home offers a solid structure and layout with plenty of room for customization. While the property does require minor upgrades or repairs, it presents a rare opportunity to renovate to your taste or maximize resale value in a thriving market. Features include a carport, storage shed, and within walking distance to the pool and clubhouse.

Key facts

• Carport
• Storage shed
• Solid structure

Tags

• SOLID STRUCTURE
• ROOM FOR CUSTOMIZATION
• CARPORT
• STORAGE SHED
• WALKING DISTANCE TO POOL
• WALKING DISTANCE TO CLUBHOUSE

🏗️ New construction. The $79,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $128,500.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.9% 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); 790 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 34% 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 $888 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 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,500
• List price: $79,900
• Delta: -37.82%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17561 Monte Isola Way	1.00mi	3/2.0 (-1)	1,500 (0%)	0mo	$256,000	$171	60
4046 San Felice Ln	0.79mi	3/2.0 (-1)	1,429 (-5%)	0mo	$230,000	$161	52
16828 Elkhorn Coral Dr	0.85mi	3/2.0 (-1)	1,614 (+8%)	0mo	$317,500	$197	47
2816 Zaragoza Ct	0.66mi	4/2.0	1,828 (+22%)	0mo	$315,000	$172	44
16507 Blue Coral Ln	0.65mi	4/2.0	1,828 (+22%)	2mo	$327,500	$179	43
17216 Cantu Ct	0.75mi	3/2.0 (-1)	1,343 (-10%)	0mo	$235,000	$175	42
17328 Cantu Ct	0.70mi	4/2.0	1,824 (+22%)	0mo	$280,000	$154	42
2605 Star Coral Dr	0.88mi	3/2.0 (-1)	1,672 (+12%)	0mo	$335,995	$201	41
17523 Paradiso Way	1.19mi	3/2.5 (-1)	1,347 (-10%)	2mo	$210,000	$156	39
17521 Coconut Palm Ct	0.70mi	3/2.0 (-1)	1,799 (+20%)	0mo	$310,000	$172	37
3605 Sabal Springs Blvd	0.97mi	3/2.0 (-1)	1,791 (+19%)	1mo	$347,000	$194	34
17179 Pompeii Way	0.72mi	3/2.0 (-1)	1,843 (+23%)	2mo	$305,000	$165	34

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,500
• Equity at exit: $19,160

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $11,551
• Equity at exit: $11,110

Cash invested: $35,980 (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 →

Active competition Active MLS

• For sale now: 41 active
• Median asking: $139,900 ($104/sqft)
• Median days on market: 30 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -17.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33903

• Rents YoY: -1.9%
• Active inventory: 790
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$674
• Tax est. 1.5%: −$161 /mo · $1,928/yr
• Insurance: −$54
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $377

Break-even live

Break-even rent $1,124

Max offer price $128,500

Occupancy floor 71%

Sensitivity live

Price	-10% $465	-5% $421	+0% $377	+5% $332	+10% $288
Rent	-10% $250	-5% $313	+0% $377	+5% $440	+10% $503
Rate	-1.0pp $441	-0.5pp $409	base $377	+0.5pp $343	+1.0pp $309

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: $32,125
• Closing costs: $3,855
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	52d	1	0.32mi
239 Sable Dr #239 North Fort Myers, FL	3.0	2.0	1393	$1,499	$1.08	17d	1	0.34mi
3153 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	63d	1	0.48mi
55 Eland Dr #55 North Fort Myers, FL	4.0	2.0	1290	$1,599	$1.24	15d	1	0.50mi
2864 Star Coral Dr Unit Na North Fort Myers, FL	3.0	2.0	1614	$1,999	$1.24	72d	1	0.50mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	35d	1	0.55mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	52d	1	0.55mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	62d	1	0.58mi
3358 Sabal Springs Blvd North Fort Myers, FL	3.0	2.0	1621	$2,000	$1.23	33d	1	0.58mi
2497 Ciales Ct Cape Coral, FL	3.0	2.0	1747	$1,850	$1.06	65d	1	0.60mi
533 Zebra Dr #533 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	19d	1	0.68mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	63d	1	0.69mi
17289 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.69mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	63d	1	0.69mi
17316 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$1,950	$1.07	33d	1	0.70mi
17281 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.71mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,100	$1.15	46d	1	0.71mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	72d	1	0.71mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	72d	1	0.72mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	70d	1	0.72mi
17260 Cantu Ct North Fort Myers, FL	4.0	2.0	1817	$2,200	$1.21	33d	1	0.72mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	63d	1	0.74mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	72d	1	0.79mi
459 Emden St North Fort Myers, FL	3.0	2.0	1393	$1,708	$1.23	19d	1	0.81mi
3425 Cancun Ct Cape Coral, FL	4.0	2.0	1828	$2,000	$1.09	27d	1	0.83mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,624	$1.56	19d	8	0.85mi
3420 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,895	$1.08	63d	1	0.85mi
485 Zuider Zee Blvd North Fort Myers, FL	3.0	2.0	1355	$1,399	$1.03	16d	1	0.86mi
3440 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	72d	1	0.88mi
4232 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	52d	1	0.89mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	72d	1	0.89mi
4234 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	52d	1	0.90mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	72d	1	0.91mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	72d	1	0.92mi
71 Bern Dr North Fort Myers, FL	3.0	2.0	1393	$1,316	$0.94	35d	1	0.93mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	72d	1	0.94mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,739	$2.60	15d	21	0.96mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	52d	1	1.02mi
17556 Monte Isola Way North Fort Myers, FL	3.0	2.0	1700	$1,950	$1.15	19d	1	1.02mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	72d	1	1.02mi

Property features AI

Finance

• Financial info: List price $109,505

Exterior

• Home design: Southport planAddress on N Tamiami Trail in Fort Myers, FL
• Exterior features: Living area approximately 1500

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan: SouthportActive listing

Listing history 34 events

1. 2026-08-06
   days on market $79,900 Active 94 DOM
2. 2026-08-05
   days on market $79,900 Active 93 DOM
3. 2026-07-26
   days on market $79,900 Active 83 DOM
4. 2026-07-24
   days on market $79,900 Active 81 DOM
5. 2026-07-23
   days on market $79,900 Active 80 DOM
6. 2026-07-22
   days on market $79,900 Active 79 DOM
7. 2026-07-21
   days on market $79,900 Active 78 DOM
8. 2026-07-18
   days on market $79,900 Active 75 DOM
9. 2026-07-18
   days on market $79,900 Active 74 DOM
10. 2026-07-16
    days on market $79,900 Active 73 DOM
11. 2026-07-15
    days on market $79,900 Active 72 DOM
12. 2026-07-13
    days on market $79,900 Active 70 DOM
13. 2026-07-13
    days on market $79,900 Active 69 DOM
14. 2026-07-12
    days on market $79,900 Active 68 DOM
15. 2026-07-10
    days on market $79,900 Active 67 DOM
16. 2026-07-10
    days on market $79,900 Active 66 DOM
17. 2026-07-07
    days on market $79,900 Active 64 DOM
18. 2026-07-06
    days on market $79,900 Active 63 DOM
19. 2026-07-05
    days on market $79,900 Active 62 DOM
20. 2026-07-02
    days on market $79,900 Active 59 DOM
21. 2026-07-01
    days on market $79,900 Active 58 DOM
22. 2026-06-30
    days on market $79,900 Active 57 DOM
23. 2026-06-29
    days on market $79,900 Active 56 DOM
24. 2026-06-28
    days on market $79,900 Active 55 DOM
25. 2026-06-25
    days on market $79,900 Active 51 DOM
26. 2026-06-22
    days on market $79,900 Active 48 DOM
27. 2026-06-17
    days on market $79,900 Active 44 DOM
28. 2026-06-16
    days on market $79,900 Active 43 DOM
29. 2026-06-16
    days on market $79,900 Active 42 DOM
30. 2026-06-13
    days on market $79,900 Active 40 DOM
31. 2026-06-09
    days on market $79,900 Active 36 DOM
32. 2026-06-07
    days on market $79,900 Active 34 DOM
33. 2026-06-01
    days on market $79,900 Active 28 DOM
34. 2026-06-01
    days on market $79,900 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,211
• − Mortgage interest: −$7,198
• − Property taxes: −$1,928
• − Insurance: −$642
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$3,738
• Taxable income: $2,631
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,889/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This 2019 manufactured home in Southport Plan, North Fort Myers, FL, presents a good condition with minimal repairs needed. It offers a solid structure and layout with potential for cosmetic upgrades to maximize resale or rental value in a thriving market.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace light fixtures with modern LED options — Modern lighting improves energy efficiency and enhances home's appeal ↑
• Both Install smart home automation system — Enhances home's value and convenience for both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Diplomat Middle School C FL #246/571 Nat'l #3,367/14,009 High Island Coast High School F FL #470/667 Nat'l #11,797/17,239

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

B Composite livability gradescore 74/100

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 · 871,946 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: 5% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $109,505

Exterior

• Home design: Southport planAddress on N Tamiami Trail in Fort Myers, FL
• Exterior features: Living area approximately 1500

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan: SouthportActive listing