315 Fountain View Blvd · North Fort Myers, FL 33903

$55,000

1 bd · 1.0 ba · 728 sqft · Manufactured public records · 62 Days on market

Built 1984 2,090 sqft lot Est $85k · 35% under $264/mo HOA · 20% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OR HANDYMAN SPECIAL located in desirable Fountain View RV Resort where you OWN YOUR LAND! This 1 bedroom, 2 bath property offers approximately 728 sq ft of living area with vaulted ceilings and is being SOLD AS-IS, CASH BUYERS ONLY. The home is currently turnkey; however, it requires updates and repairs, or may be removed to create a prime RV site suitable for a fifth wheel, tow-behind trailer, or motorhome. Positioned on a premium exterior lot backing to green space, this property offers added privacy and a desirable setting. NOT LOCATED IN A SPECIAL FLOOD HAZARD AREA (SFHA). The clubhouse is just a short walk away, and the low HOA fee of $264.50/month includes cable, water, sewer

Key facts

• Premium exterior lot
• 2,090 sq ft lot
• Parking

Tags

• PREMIUM EXTERIOR LOT
• BACKING TO GREEN SPACE
• SHORT WALK TO CLUBHOUSE
• COMMUNITY POOL AND SPA
• OPTIONAL RV AND BOAT STORAGE

Property features AI

Finance

• Financial info: Pets allowed conditionally (call) — maximum 1 pet up to 20 lbs
• HOA & community: Homeowners association with monthly fee; Association fee covers management, cable TV, insurance, laundry, grounds maintenance, recreation facilities, road maintenance, street lights, trash, and water; Community amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball, basketball court, bocce court, shuffleboard, sport court, RV/boat storage, storage, library, laundry, management; Senior community; Community of 338 units

Exterior

• Parking: Driveway; Paved
• Utilities: Public water; Public sewer; Cable available; Electric service
• Home design: Manufactured home with aluminum siding; Metal roof; Single-story; Entry at level 1; Faces northwest; Resale property
• Construction: Manufactured construction; Aluminum siding; Metal roof
• Exterior features: Patio; Community pool; Street lights (community); Rectangular lot; Private road frontage (privately maintained); Southeast exposure

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Pantry; Eat-in kitchen
• Bedrooms: Florida room
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Built-in features; Bathtub; Eat-in kitchen; Pantry; Separate shower; Cable TV; Vaulted ceilings; Window treatments; High-speed internet; Furnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Common area laundry

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$85,176) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

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 ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 soft (-1.9%/yr); 472 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $55k implies a 287% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.42% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.84%
• DSCR: 2.28
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $85,176
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Ramble Dr	0.08mi	2/1.5 (+1)	792 (+9%)	0mo	$90,000	$114	74
42 La Fonda Ln	0.17mi	2/1.5 (+1)	768 (+6%)	19mo	$99,500	$130	60
86 Lofty Ln	0.12mi	1/1.5	813 (+12%)	16mo	$95,000	$117	59

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: 18.5%
• Equity multiple: 1.71×
• Total profit: $10,974
• Equity at exit: $8,201

10-year hold

• IRR: 23.8%
• Equity multiple: 2.67×
• Total profit: $25,694
• Equity at exit: $4,755

Cash invested: $15,400 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$23
• HOA: −$264
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $370

Break-even live

Break-even rent $860

Max offer price $55,000

Occupancy floor 67%

Sensitivity live

Price	-10% $401	-5% $386	+0% $370	+5% $355	+10% $339
Rent	-10% $265	-5% $318	+0% $370	+5% $423	+10% $475
Rate	-1.0pp $398	-0.5pp $384	base $370	+0.5pp $356	+1.0pp $341

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10011 Merion Ct North Fort Myers, FL	2.0	1.5	750	$1,100	$1.47	11d	1	0.35mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$1,494	$1.42	3d	21	1.36mi

HOA detail

• Monthly dues: $264 · $3,168/yr
• Likely covers: watersewercable

Listing history 13 events

1. 2026-06-17
   days on market $55,000 Active 62 DOM
2. 2026-06-16
   days on market $55,000 Active 61 DOM
3. 2026-06-15
   days on market $55,000 Active 60 DOM
4. 2026-06-13
   days on market $55,000 Active 58 DOM
5. 2026-06-10
   days on market $55,000 Active 55 DOM
6. 2026-06-09
   days on market $55,000 Active 54 DOM
7. 2026-06-07
   days on market $55,000 Active 52 DOM
8. 2026-06-03
   days on market $55,000 Active 48 DOM
9. 2026-06-02
   days on market $55,000 Active 47 DOM
10. 2026-06-01
    days on market $55,000 Active 46 DOM
11. 2026-05-31
    days on market $55,000 Active 45 DOM
12. 2026-04-16
    listed $55,000 Active
13. 1984-04-01
    soldstatus $14,200

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $15,945
• − Mortgage interest: −$3,081
• − Property taxes: −$1,250
• − Insurance: −$275
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$3,168
• − Depreciation: −$1,600
• Taxable income: $4,019
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $3,477/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): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (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

Price history

+287.3% since first listed

2 events — show timeline

• 2026-04-16 Listed $55,000 FORTMLS
• 1984-04-01 Sold (Public Records) $14,200 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,250 · +12.6% YoY. Source: county tax records.