Southport Plan · North Fort Myers, FL 33903

$67,900

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 142 Days on market

Manufactured home Good condition

---

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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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. -5.4

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 $67,900 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 $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.7% 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); 869 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 33% 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 142 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $128,500
• List price: $67,900
• Delta: -47.16%
• Verdict: UNDERPRICED
• Comps: 6 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%)	2mo	$256,000	$171	59
694 Dream Ln	1.14mi	3/2.0 (-1)	1,584 (+6%)	1mo	$65,000	$41	50
2673 Soft Coral Way	0.71mi	3/2.0 (-1)	1,614 (+8%)	0mo	$345,000	$214	49
2674 Soft Coral Way	0.72mi	3/2.0 (-1)	1,614 (+8%)	1mo	$323,990	$201	48
16820 Elkhorn Coral Dr	0.86mi	3/2.0 (-1)	1,614 (+8%)	1mo	$335,000	$208	46
17329 Cantu Ct	0.67mi	4/2.0	1,824 (+22%)	1mo	$267,500	$147	43
4245 Caterina Ct	1.27mi	3/2.5 (-1)	1,347 (-10%)	1mo	$199,000	$148	40
2548 Ocasa Ct	1.14mi	4/2.0	1,828 (+22%)	1mo	$339,000	$185	39
17155 Pompeii Way	0.67mi	3/2.0 (-1)	1,843 (+23%)	1mo	$284,000	$154	38
2672 Star Coral Dr	0.79mi	3/2.0 (-1)	1,302 (-13%)	1mo	$285,000	$219	37
4108 Pacenza Pl	0.91mi	4/2.5	1,874 (+25%)	1mo	$280,000	$149	37
3409 Dandolo Cir	1.39mi	3/2.0 (-1)	1,827 (+22%)	0mo	$295,000	$161	35

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,394
• Equity at exit: $19,160

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $9,763
• 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: 46 active
• Median asking: $136,400 ($100/sqft)
• Median days on market: 63 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -14.5% 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: 869
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,582 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: −$332
• Net cashflow: $362

Break-even live

Break-even rent $1,124

Max offer price $128,500

Occupancy floor 72%

Sensitivity live

Price	-10% $451	-5% $406	+0% $362	+5% $317	+10% $273
Rent	-10% $237	-5% $299	+0% $362	+5% $424	+10% $487
Rate	-1.0pp $426	-0.5pp $394	base $362	+0.5pp $328	+1.0pp $295

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
171 Eland Dr #171 North Fort Myers, FL	3.0	2.0	1286	$1,399	$1.09	9d	1	0.29mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	99d	1	0.32mi
239 Sable Dr #239 North Fort Myers, FL	3.0	2.0	1393	$1,499	$1.08	63d	1	0.34mi
3153 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	110d	1	0.48mi
55 Eland Dr #55 North Fort Myers, FL	4.0	2.0	1290	$1,599	$1.24	62d	1	0.50mi
2864 Star Coral Dr Unit Na North Fort Myers, FL	3.0	2.0	1614	$1,895	$1.17	9d	1	0.50mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	98d	1	0.55mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	82d	1	0.55mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	109d	1	0.58mi
3358 Sabal Springs Blvd North Fort Myers, FL	3.0	2.0	1621	$2,000	$1.23	80d	1	0.58mi
3358 Sabal Springs Blvd North Fort Myers, FL	3.0	2.0	1621	$2,000	$1.23	0d	1	0.58mi
2497 Ciales Ct Cape Coral, FL	3.0	2.0	1747	$1,850	$1.06	111d	1	0.60mi
17313 Cantu Ct North Fort Myers, FL	3.0	2.0	1487	$1,899	$1.28	3d	1	0.67mi
2800 Zaragoza Ct Cape Coral, FL	3.0	2.0	1756	$1,601	$0.91	9d	1	0.68mi
533 Zebra Dr #533 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	65d	1	0.68mi
17329 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,250	$1.23	0d	1	0.69mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	109d	1	0.69mi
17289 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,100	$1.15	7d	1	0.69mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	110d	1	0.69mi
17316 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$1,950	$1.07	80d	1	0.70mi
17281 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,050	$1.12	9d	1	0.71mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,100	$1.15	93d	1	0.71mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	119d	1	0.71mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,200	$1.13	9d	1	0.72mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	119d	1	0.72mi
17332 Cantu Ct North Fort Myers, FL	4.0	3.0	2174	$2,300	$1.06	9d	1	0.72mi
17260 Cantu Ct North Fort Myers, FL	4.0	2.0	1817	$2,100	$1.16	9d	1	0.72mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	110d	1	0.74mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,250	$1.23	7d	1	0.74mi
17265 Cantu Ct North Fort Myers, FL	3.0	2.0	1344	$1,800	$1.34	9d	1	0.75mi
17360 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,300	$1.26	3d	1	0.75mi
17245 Cantu Ct North Fort Myers, FL	3.0	2.0	1200	$2,000	$1.67	9d	1	0.77mi
17216 Cantu Ct North Fort Myers, FL	3.0	2.0	1340	$1,800	$1.34	9d	1	0.77mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	119d	1	0.79mi
459 Emden St North Fort Myers, FL	3.0	2.0	1393	$1,708	$1.23	65d	1	0.81mi
3425 Cancun Ct Cape Coral, FL	4.0	2.0	1828	$1,850	$1.01	9d	1	0.83mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,549	$1.48	9d	8	0.85mi
3420 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,895	$1.08	110d	1	0.85mi
485 Zuider Zee Blvd North Fort Myers, FL	3.0	2.0	1355	$1,399	$1.03	62d	1	0.86mi
3440 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	119d	1	0.88mi

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 50 events

1. 2026-09-23
   days on market $67,900 Active 142 DOM
2. 2026-09-22
   days on market $67,900 Active 141 DOM
3. 2026-09-21
   days on market $67,900 Active 140 DOM
4. 2026-09-17
   days on market $67,900 Active 136 DOM
5. 2026-09-13
   days on market $67,900 Active 132 DOM
6. 2026-09-13
   days on market $67,900 Active 131 DOM
7. 2026-09-11
   days on market $67,900 Active 130 DOM
8. 2026-09-05
   days on market $67,900 Active 124 DOM
9. 2026-09-04
   pricedays on market $67,900 Active 123 DOM
10. 2026-08-31
    days on market $77,900 Active 119 DOM
11. 2026-08-28
    pricedays on market $77,900 Active 116 DOM
12. 2026-08-26
    days on market $79,900 Active 114 DOM
13. 2026-08-24
    days on market $79,900 Active 112 DOM
14. 2026-08-23
    days on market $79,900 Active 111 DOM
15. 2026-08-21
    days on market $79,900 Active 109 DOM
16. 2026-08-20
    days on market $79,900 Active 108 DOM
17. 2026-08-19
    days on market $79,900 Active 107 DOM
18. 2026-08-18
    days on market $79,900 Active 106 DOM
19. 2026-08-16
    days on market $79,900 Active 104 DOM
20. 2026-08-15
    days on market $79,900 Active 103 DOM
21. 2026-08-13
    days on market $79,900 Active 101 DOM
22. 2026-08-09
    days on market $79,900 Active 97 DOM
23. 2026-08-06
    days on market $79,900 Active 94 DOM
24. 2026-08-05
    days on market $79,900 Active 93 DOM
25. 2026-07-26
    days on market $79,900 Active 83 DOM
26. 2026-07-24
    days on market $79,900 Active 81 DOM
27. 2026-07-23
    days on market $79,900 Active 80 DOM
28. 2026-07-22
    days on market $79,900 Active 79 DOM
29. 2026-07-21
    days on market $79,900 Active 78 DOM
30. 2026-07-18
    days on market $79,900 Active 75 DOM
31. 2026-07-18
    days on market $79,900 Active 74 DOM
32. 2026-07-16
    days on market $79,900 Active 73 DOM
33. 2026-07-15
    days on market $79,900 Active 72 DOM
34. 2026-07-13
    days on market $79,900 Active 70 DOM
35. 2026-07-13
    days on market $79,900 Active 69 DOM
36. 2026-07-12
    days on market $79,900 Active 68 DOM
37. 2026-07-10
    days on market $79,900 Active 67 DOM
38. 2026-07-10
    days on market $79,900 Active 66 DOM
39. 2026-07-07
    days on market $79,900 Active 64 DOM
40. 2026-07-06
    days on market $79,900 Active 63 DOM
41. 2026-07-05
    days on market $79,900 Active 62 DOM
42. 2026-07-02
    days on market $79,900 Active 59 DOM
43. 2026-07-01
    days on market $79,900 Active 58 DOM
44. 2026-06-30
    days on market $79,900 Active 57 DOM
45. 2026-06-29
    days on market $79,900 Active 56 DOM
46. 2026-06-28
    days on market $79,900 Active 55 DOM
47. 2026-06-25
    days on market $79,900 Active 51 DOM
48. 2026-06-22
    days on market $79,900 Active 48 DOM
49. 2026-06-17
    days on market $79,900 Active 44 DOM
50. 2026-06-16
    days on market $79,900 Active 43 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: $18,984
• − Mortgage interest: −$7,198
• − Property taxes: −$1,928
• − Insurance: −$642
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,738
• Taxable income: $2,441
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,755/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

---

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

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