47 Poinsettia Dr · Fort Myers, FL 33905

$91,800

2 bd · 1.0 ba · 672 sqft · Condo public records · 124 Days on market

Built 1973 $246/mo HOA · 18% of rent

---

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 +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 1.5-bath mobile home located in the desirable Poinsettia Park HOA. The open floor plan provides a seamless flow from the kitchen to the main living area, creating a bright and comfortable space ideal for everyday living or entertaining. Enjoy relaxing in the enclosed lanai, perfect for embracing the Florida lifestyle year-round. This home truly reflects pride of ownership throughout. Recent updates include a 3 year old TPO membrane roof, the carport was replaced at the same time with a composite panel roof giving you years of worry free maintenance. Offers a laundry room and workshop with additional storage. This home is being sold furnished for a

Key facts

• Open floor plan
• Newer roof
• Covered carport

Tags

• OPEN FLOOR PLAN
• NEWER ROOF
• COVERED CARPORT
• ADDITIONAL STORAGE
• ENCLOSED LANAI

Property features AI

Finance

• Other: Senior community; 323 units in the community; Pets allowed with conditions (up to 2 pets, max 50 lbs)
• Financial info: Association fee: $246 monthly
• HOA & community: Homeowners association (monthly fee); Association fee includes cable TV, internet, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights, trash; Community amenities: clubhouse, pool, bocce court, billiard room, billiards, laundry, library, barbecue, picnic area, pickleball

Exterior

• Parking: Attached carport; 2 covered carport spaces
• Security: Security gate; Gated community; Key card entry
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home with aluminum siding; Single-story; Entry level 1; Faces south; Resale property
• Construction: Aluminum siding; Manufactured construction; Roof over
• Exterior features: Lanai; Porch; Screened porch; Community pool; Rectangular lot; Private paved road; Private maintained road; North exposure

Interior

• Kitchen: Range; Microwave; Refrigerator; Eat-in kitchen
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Tub with shower; Cable TV available; High-speed internet available; Single-hung windows; Furnished
• Laundry & utility: Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.0% in 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 (-3.0%/yr); 763 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $635 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 124 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

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 $80,784 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-5,279
• Equity at exit: $13,688

10-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-2,161
• Equity at exit: $7,937

Cash invested: $25,704 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$481
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$38
• HOA: −$246
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $211

Break-even live

Break-even rent $1,108

Max offer price $91,800

Occupancy floor 80%

Sensitivity live

Price	-10% $263	-5% $237	+0% $211	+5% $185	+10% $159
Rent	-10% $103	-5% $157	+0% $211	+5% $266	+10% $320
Rate	-1.0pp $258	-0.5pp $235	base $211	+0.5pp $188	+1.0pp $163

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: $22,950
• Closing costs: $2,754
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3870 Calle De Jardin Fort Myers, FL	1.0–3.0	1.0–2.0	952	$1,229	$1.29	24d	1	0.31mi
3875 E Michigan Ave Fort Myers, FL	1.0–2.0	1.0	710	$1,621	$2.28	15d	1	0.36mi
4104 Desoto Ave Fort Myers, FL	2.0	1.0	700	$1,195	$1.71	24d	1	1.02mi
227 Maria St Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	1.08mi
221 Maria St Unit 225 Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	24d	1	1.10mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	24d	1	1.24mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	4d	1	1.30mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	20d	1	1.30mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$2,174	$2.03	4d	14	1.32mi
3814 Desoto Ave Fort Myers, FL	1.0	1.0	700	$959	$1.37	4d	1	1.33mi
3744 Estelle Ave Fort Myers, FL	2.0	1.0	725	$999	$1.38	24d	1	1.47mi

HOA detail condo

• Monthly dues: $246 · $2,952/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-17
   days on market $91,800 Active 124 DOM
2. 2026-06-16
   days on market $91,800 Active 123 DOM
3. 2026-06-15
   days on market $91,800 Active 122 DOM
4. 2026-06-13
   days on market $91,800 Active 120 DOM
5. 2026-06-10
   days on market $91,800 Active 117 DOM
6. 2026-06-09
   days on market $91,800 Active 116 DOM
7. 2026-06-07
   days on market $91,800 Active 114 DOM
8. 2026-06-02
   days on market $91,800 Active 109 DOM
9. 2026-06-01
   days on market $91,800 Active 108 DOM
10. 2026-06-01
    days on market $91,800 Active 107 DOM
11. 2026-03-09
    price $91,800
12. 2026-02-08
    listed $93,800 Active
13. 1995-10-12
    soldstatus $6,600,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 3/10 Moderate
• 🌡 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: $16,508
• − Mortgage interest: −$5,142
• − Property taxes: −$1,317
• − Insurance: −$459
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$2,952
• − Depreciation: −$2,671
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,218/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

-98.6% since first listed

3 events — show timeline

• 2026-03-09 Price Changed $91,800 FORTMLS
• 2026-02-08 Listed $93,800 FORTMLS
• 1995-10-12 Sold (Public Records) $6,600,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,317 · -1.3% YoY. Source: county tax records.