3530 Coralberry Ln · Estero, FL 33928

$209,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 17 Days on market

Built 2019 Good condition 3,060 sqft lot Est $305k · 32% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 2019 Champion Bayport 16 x 60 Manufactured Home 2 Bedroom / 2 Full Baths / 960 SQ Ft / Rated - Wind Zone 3 Washer Dryer / HVAC / Disposal / Fans / MW / Full Size Frig / Dishwasher / TVs / Overhead Ducts / Furnished / Full Side Car Port / Utility Shed / Nice Golf Cart Included Low HOA $200 per month - MOVE IN READY Boat Ramp Access to Estero River / Gulf Located in Sunny Grove Park - US41/Corkscrew Road 55+ Owner Owned Park - Community Swimming Pool - Community Hall - Boat Launch - Boat Docks - Can Be Financed / $209 K / Make Offer 239-494-0409

Key facts

• Hvac
• Washer dryer
• Full size frig

Tags

• WASHER DRYER
• HVAC
• DISPOSAL
• FULL SIZE FRIG
• COMMUNITY SWIMMING POOL
• BOAT RAMP ACCESS

Property features AI

Exterior

• Home design: House; Approximately 960 square feet of living area
• Exterior features: Lot area approximately 3,060 sq ft

🏷️ Possibly a rental listed for sale. The $209,000 price doesn't fit this home's estimated sale value (~$305,280) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (0.9% below list).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.4% in Estero — 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 79/100 on livability (#149 in FL, #2,242 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• 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: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents soft (-1.4%/yr); 674 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,865 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $305,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20710 Sandy Ln	0.52mi	2/1.0	936 (-2%)	1mo	$255,000	$272	67
8461 Judeth Ln	0.38mi	2/1.0	976 (+2%)	18mo	$310,000	$318	60

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-27,671
• Equity at exit: $31,163

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-31,675
• Equity at exit: $18,071

Cash invested: $58,520 (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 33928

• Rents YoY: -1.4%
• Active inventory: 674
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $192

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 86%

Sensitivity live

Price	-10% $337	-5% $264	+0% $192	+5% $120	+10% $48
Rent	-10% $28	-5% $110	+0% $192	+5% $274	+10% $356
Rate	-1.0pp $297	-0.5pp $245	base $192	+0.5pp $138	+1.0pp $83

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19760 Osprey Cove Blvd #145 Estero, FL	2.0	2.0	1121	$1,500	$1.34	12d	1	0.97mi
22980 Vista Edera Cir Estero, FL	3.0	1.0–2.0	898	$2,116	$2.36	4d	25	1.32mi
4751 Lafayette Ln W Estero, FL	2.0	1.0	584	$1,550	$2.65	25d	1	1.34mi
3170 Seasons Way #802 Estero, FL	2.0	1.0	812	$2,800	$3.45	25d	1	1.40mi
3120 Seasons Way Estero, FL	2.0	1.0–2.0	896	$1,675	$1.87	25d	2	1.44mi
3120 Seasons Way #309 Estero, FL	2.0	1.0	812	$1,700	$2.09	21d	1	1.45mi
3120 Seasons Way #309 Estero, FL	2.0	1.0	840	$1,700	$2.02	4d	1	1.45mi

Listing history 8 events

1. 2026-06-22
   days on market $209,000 Active 17 DOM
2. 2026-06-17
   days on market $209,000 Active 13 DOM
3. 2026-06-16
   days on market $209,000 Active 12 DOM
4. 2026-06-16
   days on market $209,000 Active 11 DOM
5. 2026-06-13
   days on market $209,000 Active 9 DOM
6. 2026-06-09
   days on market $209,000 Active 5 DOM
7. 2026-06-07
   remarks 564-char remark
8. 2026-06-07
   listed $209,000 Active 3 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: $24,858
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,080
• Taxable loss: −$1,087
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $2,566/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a fresh exterior and well-maintained interior. It is move-in ready and has a good curb appeal, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint enhances the home's curb appeal and can increase its resale value.
• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value by making the home more attractive.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint enhances the home's curb appeal and can increase its resale value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value by making the home more attractive. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Estero

• Score: 79/100
• State rank: #149
• US rank: #2242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estero, FL
• County: Lee County · 788,662 people
• City population: 31,926
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,926
• Household income: $102,624
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 606.0

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 8% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -109.49%
• Current HPI: 197.5913
• Rent YoY: ▼ -1.42%
• 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

1 event — show timeline

• 2026-06-04 Listed $209,000 ForSaleByOwner.com