11019 Sunglow Ln · Iona, FL 33908

$140,000

2 bd · 1.0 ba · 870 sqft · Manufactured public records · 50 Days on market

Built 1997 2,526 sqft lot Est $141k · at est. $147/mo HOA · 8% of rent

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.8/15.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your sunny retreat in Pine Ridge Palms! This inviting 1-bedroom, 1.5-bath home at 11019 Sunglow Ln offers the perfect blend of comfort, style, and value in a vibrant 55+ community. Ideally situated on the last road in the community, this home enjoys added privacy and a peaceful setting, along with a large paved parking area that easily accommodates 2+ vehicles. Step inside to discover a bright, spacious layout featuring an eat-in kitchen with updated appliances, a pantry, and plenty of room to gather. Vaulted ceilings and built-in cabinetry add charm and functionality, while newer laminate flooring flows throughout for easy, low-maintenance living. Enjoy the Florida lifestyle in

Key facts

• Updated appliances
• Eat-in kitchen
• Large storage shed

Tags

• LARGE PAVED PARKING AREA
• EAT-IN KITCHEN
• UPDATED APPLIANCES
• SPACIOUS FLORIDA ROOM
• LARGE STORAGE SHED
• HEATED POOL

Property features AI

Finance

• Financial info: Pets allowed (conditional; call) — maximum 2 pets
• HOA & community: Homeowners association (quarterly fee); Quarterly association fee $441; Association includes cable TV, internet, irrigation water, laundry, grounds maintenance, recreation facilities, road maintenance, sewer, street lights, trash, water; Community amenities: clubhouse, hobby room, laundry, pool, shuffleboard court, spa/hot tub; Gated community; Senior community; 60 units in community

Exterior

• Parking: Deeded parking; Driveway; Paved parking; Two parking spaces
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Reclaimed irrigation water
• Home design: Manufactured home; Vinyl siding; One story; Entry level 1; Faces northwest; Southeast exposure
• Construction: Rolled/hot mop roof; Manufactured construction; Vinyl siding
• Exterior features: Patio; Storage; Outbuilding; Manual shutters; Gas grill; Community pool

Interior

• Kitchen: Refrigerator with ice maker; Range; Microwave; Disposal; Icemaker
• Bedrooms: Bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Bedroom on main level; Cathedral ceilings; Eat-in kitchen; Kitchen island; Pantry; Separate shower (shower only); Window treatments; High speed internet; Furnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (12.4% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 9.1% vs local median 2.1% in Iona — 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 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: schools D-, 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 (-1.2%/yr); 1244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $968 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 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $140k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,690 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $140,940
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Dillard Ave	0.15mi	2/2.0	921 (+6%)	2mo	$190,000	$206	77
42 Ronald Dr NE	0.27mi	2/1.0	872 (+0%)	12mo	$90,000	$103	77
16070 Siesta Dr	0.40mi	2/2.0	950 (+9%)	18mo	$154,000	$162	47

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: -26.6%
• Equity multiple: 0.14×
• Total profit: $-33,784
• Equity at exit: $20,874

10-year hold

• IRR: -55.1%
• Equity multiple: -0.43×
• Total profit: $-56,156
• Equity at exit: $12,105

Cash invested: $39,200 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$147
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-98

Break-even live

Break-even rent $1,903

Max offer price $122,690

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-58	+0% $-98	+5% $-138	+10% $-177
Rent	-10% $-239	-5% $-168	+0% $-98	+5% $-28	+10% $43
Rate	-1.0pp $-27	-0.5pp $-62	base $-98	+0.5pp $-134	+1.0pp $-171

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11262 Summerwinds Ct Fort Myers, FL	2.0	1.0	1049	$1,699	$1.62	22d	1	0.30mi
11093 Kelly Rd Fort Myers, FL	2.0	1.0	830	$2,000	$2.41	22d	1	0.32mi
11298 Summerwinds Ct Fort Myers, FL	2.0	1.0	861	$1,599	$1.86	22d	1	0.34mi
11389 Summerwinds Ct Fort Myers, FL	2.0	1.0	927	$1,599	$1.72	22d	1	0.41mi
11460 Summerwinds Ct Fort Myers, FL	2.0	1.0	912	$1,699	$1.86	22d	1	0.45mi
16841 Juanita Ave Unit B Fort Myers, FL	2.0	1.0	840	$1,845	$2.20	24d	1	0.60mi
16901 Juanita Ave Fort Myers, FL	2.0	1.0	780	$1,500	$1.92	24d	1	0.65mi
11430 Kimble Dr Unit 11430 front Fort Myers, FL	2.0	1.0	700	$1,295	$1.85	4d	1	0.66mi
11430 Kimble Dr Unit 11432 front Fort Myers, FL	2.0	1.0	700	$1,300	$1.86	4d	1	0.66mi
16580 Ginger Ln #3242 Fort Myers, FL	2.0	2.0	982	$1,800	$1.83	24d	1	0.70mi
11470 Char Ann Dr Fort Myers, FL	2.0	1.0	834	$1,200	$1.44	4d	1	0.72mi
16890 Carmen Ave Unit 16902 Fort Myers, FL	2.0	1.0	800	$1,295	$1.62	4d	1	0.72mi
16910 Carmen Ave #16922 Fort Myers, FL	2.0	1.0	780	$1,400	$1.79	24d	1	0.74mi
16920 Carmen Ave Fort Myers, FL	2.0	1.0	800	$1,300	$1.62	24d	1	0.74mi
15655 Ocean Walk Cir Fort Myers, FL	1.0–2.0	1.0–2.0	856	$3,200	$3.74	15d	2	0.75mi
11540 Caravel Cir #3012 Fort Myers, FL	2.0	2.0	1050	$1,250	$1.19	22d	1	0.77mi
16001 Amberwood Lake Ct #1 Fort Myers, FL	2.0	2.5	1060	$2,100	$1.98	24d	1	0.78mi
15449 Bellamar Cir #1225 Fort Myers, FL	3.0	2.0	1043	$1,700	$1.63	14d	1	0.79mi
15585 Ocean Walk Cir #302 Fort Myers, FL	1.0	1.0	828	$1,700	$2.05	24d	1	0.83mi
16361 Dublin Cir #203 Fort Myers, FL	2.0	2.0	892	$1,700	$1.91	2d	1	0.83mi
11400 Ocean Walk Ln Fort Myers, FL	1.0–2.0	1.0–2.0	856	$1,500	$1.75	4d	2	0.83mi
15430 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$2,400	$2.30	16d	2	0.84mi
15430 Bellamar Cir Unit 1546283P Fort Myers, FL	3.0	2.0	1033	$1,873	$1.81	15d	1	0.84mi
15430 Bellamar Cir #3023 Fort Myers, FL	3.0	2.0	1043	$3,500	$3.36	4d	1	0.84mi
15433 Bellamar Cir Fort Myers, FL	3.0	2.0	1021	$2,575	$2.52	24d	2	0.85mi
11861 Caraway Ln #116 Fort Myers, FL	2.0	2.0	1056	$1,995	$1.89	20d	1	0.87mi
11220 Caravel Cir #306 Fort Myers, FL	1.0	1.5	836	$2,500	$2.99	24d	1	0.91mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	22d	1	0.91mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	24d	1	0.91mi
17220 Whitewater Ct Fort Myers Beach, FL	2.0	1.5	1103	$1,800	$1.63	24d	1	0.92mi
15385 Bellamar Cir #413 Fort Myers, FL	3.0	2.0	1043	$1,600	$1.53	24d	1	0.93mi
15401 Bellamar Cir #621 Fort Myers, FL	3.0	2.0	1040	$1,700	$1.63	12d	1	0.95mi
11140 Caravel Cir #109 Fort Myers, FL	2.0	2.0	1050	$4,200	$4.00	24d	1	0.96mi
11110 Caravel Cir #201 Fort Myers, FL	2.0	2.0	1050	$3,500	$3.33	24d	1	0.98mi
11711 Pasetto Ln #102 Fort Myers, FL	2.0	2.0	1055	$2,200	$2.09	24d	1	0.98mi
15270 Ballast Point Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1094	$1,610	$1.47	2d	20	1.09mi
10770 Clear Lake Loop Fort Myers, FL	2.0–4.0	1.0–2.0	1108	$1,440	$1.30	24d	14	1.13mi
15514 Kapok Ct Fort Myers, FL	2.0	2.0	900	$1,850	$2.06	24d	1	1.18mi
15761 Windward Way Cir #3302 Fort Myers, FL	2.0	2.0	1050	$4,500	$4.29	4d	1	1.24mi
15770 Windward Way Cir #2205 Fort Myers, FL	2.0	2.0	1050	$1,600	$1.52	24d	1	1.24mi

HOA detail

• Monthly dues: $147 · $1,764/yr

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-03-18
   listed $140,000 Active
3. 1998-04-24
   soldstatus $20,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $21,347
• − Mortgage interest: −$7,842
• − Property taxes: −$1,648
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$1,764
• − Depreciation: −$4,073
• Taxable loss: −$3,213
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-405/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 — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment C+ Housing A Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+600.0% since first listed

3 events — show timeline

• 2026-05-07 Pending — FORTMLS
• 2026-03-18 Listed $140,000 FORTMLS
• 1998-04-24 Sold (Public Records) $20,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,648 · +48.7% YoY. Source: county tax records.