167 Chisholm Trl · North Fort Myers, FL 33917

$99,900

1 bd · 1.0 ba · 746 sqft · Manufactured public records · 41 Days on market

Built 1974 4,791 sqft lot Est $73k · 37% over $95/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move In Ready Manufactured Home offered turnkey. 1 BD/1 BA + Florida Room & Utility Shed. New Roof. New Windows. New Vinyl Siding. Replumbed. Newer subfloors. Kitchen has plenty of cabinets, new countertops and two pantries. There is an additional room that could be a second bedroom by adding closet if needed. Lots of closets throughout the unit. Very large walk in closet in the Owners Bedroom that can be divided to add a second bathroom if wanted. Covered area in rear of home for golf cart parking. OWN YOUR LAND in this 55+ active, pet friendly community of Carriage Village. Maintenance Fee is only $77/month. Community has a large heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, ceramics, putting green, dances, dinners and so much more. What are you waiting for, start enjoying the FLORIDA LIFESTYLE!

Key facts

• 4,791 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed conditionally (call); maximum 2 pets; no aggressive breeds
• HOA & community: Homeowners association with $95 monthly fee; HOA includes recreation facilities, reserve fund, and trash; Community amenities include clubhouse, pool, billiard rooms, hobby room, library, shuffleboard court, and RV/boat storage; Part of a 400-unit community; Senior community

Exterior

• Parking: Has a carport (attached) with 1 covered space; Golf cart garage; Two parking spaces
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation
• Home design: Manufactured home with vinyl siding; Single-story; Faces south; Entry at level 1; Resale property
• Construction: Manufactured construction; Vinyl siding; Roof over
• Exterior features: Fence; Patio; Lanai (open, screened); Porch; Patio and porch areas

Interior

• Kitchen: Cooktop; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: Den; Screened porch
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Furnished; Thermal windows and window coverings; Eat-in kitchen; Living/Dining room; Shower only with separate shower; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% 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.
• Market conditions: Rents rising (+2.6%/yr); 841 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $73,108
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Chisholm Trl	0.02mi	2/1.0 (+1)	798 (+7%)	4mo	$78,000	$98	79

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-6,827
• Equity at exit: $14,895

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,090
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$42
• HOA: −$95
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $153

Break-even live

Break-even rent $984

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $181	+0% $153	+5% $124	+10% $96
Rent	-10% $60	-5% $106	+0% $153	+5% $199	+10% $246
Rate	-1.0pp $203	-0.5pp $178	base $153	+0.5pp $127	+1.0pp $100

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1640 Daniels Dr Unit B North Fort Myers, FL	1.0	1.0	400	$1,099	$2.75	24d	1	0.59mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	14d	1	0.72mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	24d	1	0.72mi
137 Lantern Pl North Fort Myers, FL	1.0	1.0	580	$975	$1.68	3d	1	0.79mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	24d	1	0.84mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	4d	1	0.90mi
240 W Mariana Ave Apt B North Fort Myers, FL	1.0	1.0	600	$1,295	$2.16	24d	1	1.36mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	2d	1	1.38mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	2d	1	1.48mi

HOA detail

• Monthly dues: $95 · $1,140/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-17
   days on market $99,900 Active 41 DOM
2. 2026-06-16
   days on market $99,900 Active 40 DOM
3. 2026-06-15
   days on market $99,900 Active 39 DOM
4. 2026-06-13
   days on market $99,900 Active 37 DOM
5. 2026-06-10
   days on market $99,900 Active 34 DOM
6. 2026-06-09
   days on market $99,900 Active 33 DOM
7. 2026-06-08
   days on market $99,900 Active 32 DOM
8. 2026-06-07
   days on market $99,900 Active 31 DOM
9. 2026-06-03
   days on market $99,900 Active 27 DOM
10. 2026-06-02
    days on market $99,900 Active 26 DOM
11. 2026-06-01
    days on market $99,900 Active 25 DOM
12. 2026-05-31
    days on market $99,900 Active 24 DOM
13. 2026-05-07
    listed $99,900 Active
14. 2026-04-30
    historical
15. 2025-12-12
    price $99,900
16. 2025-11-22
    listed $109,900 Active
17. 2023-08-31
    soldstatus $130,000 Closed 855-char remark

    Show marketing remark (855 chars)

    Move In Ready Manufactured Home offered turnkey. 1 BD/1 BA + Florida Room & Utility Shed. New Roof. New Windows. New Vinyl Siding. Replumbed. Newer subfloors. Kitchen has plenty of cabinets, new countertops and two pantries. There is an additional room that could be a second bedroom by adding closet if needed. Lots of closets throughout the unit. Very large walk in closet in the Owners Bedroom that can be divided to add a second bathroom if wanted. Covered area in rear of home for golf cart parking. OWN YOUR LAND in this 55+ active, pet friendly community of Carriage Village. Maintenance Fee is only $77/month. Community has a large heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, ceramics, putting green, dances, dinners and so much more. What are you waiting for, start enjoying the FLORIDA LIFESTYLE!

18. 2023-08-31
    soldstatus $130,000

    Show marketing remark (855 chars)

    Move In Ready Manufactured Home offered turnkey. 1 BD/1 BA + Florida Room & Utility Shed. New Roof. New Windows. New Vinyl Siding. Replumbed. Newer subfloors. Kitchen has plenty of cabinets, new countertops and two pantries. There is an additional room that could be a second bedroom by adding closet if needed. Lots of closets throughout the unit. Very large walk in closet in the Owners Bedroom that can be divided to add a second bathroom if wanted. Covered area in rear of home for golf cart parking. OWN YOUR LAND in this 55+ active, pet friendly community of Carriage Village. Maintenance Fee is only $77/month. Community has a large heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, ceramics, putting green, dances, dinners and so much more. What are you waiting for, start enjoying the FLORIDA LIFESTYLE!

19. 2023-07-28
    status Pending 855-char remark

    Show marketing remark (855 chars)

    Move In Ready Manufactured Home offered turnkey. 1 BD/1 BA + Florida Room & Utility Shed. New Roof. New Windows. New Vinyl Siding. Replumbed. Newer subfloors. Kitchen has plenty of cabinets, new countertops and two pantries. There is an additional room that could be a second bedroom by adding closet if needed. Lots of closets throughout the unit. Very large walk in closet in the Owners Bedroom that can be divided to add a second bathroom if wanted. Covered area in rear of home for golf cart parking. OWN YOUR LAND in this 55+ active, pet friendly community of Carriage Village. Maintenance Fee is only $77/month. Community has a large heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, ceramics, putting green, dances, dinners and so much more. What are you waiting for, start enjoying the FLORIDA LIFESTYLE!

20. 2023-04-07
    listed $139,900 Active 855-char remark

    Show marketing remark (855 chars)

    Move In Ready Manufactured Home offered turnkey. 1 BD/1 BA + Florida Room & Utility Shed. New Roof. New Windows. New Vinyl Siding. Replumbed. Newer subfloors. Kitchen has plenty of cabinets, new countertops and two pantries. There is an additional room that could be a second bedroom by adding closet if needed. Lots of closets throughout the unit. Very large walk in closet in the Owners Bedroom that can be divided to add a second bathroom if wanted. Covered area in rear of home for golf cart parking. OWN YOUR LAND in this 55+ active, pet friendly community of Carriage Village. Maintenance Fee is only $77/month. Community has a large heated pool, clubhouse, hobby shop, library, billiards room, shuffleboard, bocce ball, ceramics, putting green, dances, dinners and so much more. What are you waiting for, start enjoying the FLORIDA LIFESTYLE!

21. 2023-01-13
    soldstatus $90,000
22. 2002-06-18
    soldstatus $39,000
23. 2002-05-09
    price $39,500
24. 1995-01-31
    soldstatus $25,000

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 3/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $14,133
• − Mortgage interest: −$5,596
• − Property taxes: −$1,407
• − Insurance: −$500
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − HOA: −$1,140
• − Depreciation: −$2,906
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,755/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.

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 — 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 · 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

+299.6% since first listed

12 events — show timeline

• 2026-05-07 Listed $99,900 FORTMLS
• 2026-04-30 Listing Removed — FORTMLS
• 2025-12-12 Price Changed $99,900 FORTMLS
• 2025-11-22 Listed $109,900 FORTMLS
• 2023-08-31 Sold (Public Records) $130,000 Public Records
• 2023-08-31 Sold (MLS) $130,000 FORTMLS
• 2023-07-28 Pending — FORTMLS
• 2023-04-07 Listed $139,900 FORTMLS
• 2023-01-13 Sold (Public Records) $90,000 Public Records
• 2002-06-18 Sold (MLS) $39,000 FORTMLS
• 2002-05-09 Price Changed $39,500 FORTMLS
• 1995-01-31 Sold (Public Records) $25,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,407 · +1.0% YoY. Source: county tax records.