90 Lofty Ln · North Fort Myers, FL 33903

$63,000

1 bd · 1.0 ba · 416 sqft · Manufactured public records · 408 Days on market

Built 1988 2,090 sqft lot Est $62k · at est. $264/mo HOA · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.1/15.0
• 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

Now offered at $68,000, this is an excellent opportunity to own in Fountain View RV Resort, a well-established 55+ community where you own the land. This 1-bedroom, 1.5-bath manufactured home offers approximately 710 sq. ft. of functional living space and is being sold turnkey for immediate enjoyment or seasonal use. The home provides ample cabinetry for storage, in-residence laundry, and a roof-over completed in December 2017. The layout offers comfortable living with practical use of space, ideal for a low-maintenance Florida lifestyle. Fountain View residents enjoy a wide range of amenities including a clubhouse, community pool and spa, bocce, shuffleboard, tennis, volleyball, and more.

Key facts

• In-residence laundry
• Bocce court
• Clubhouse

Tags

• ABUNDANCE OF CABINETRY
• IN-RESIDENCE LAUNDRY
• NEW ROOF-OVER
• CLUBHOUSE
• BOCCE COURT
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Pets allowed conditionally (maximum 1 pet, up to 20 lbs)
• HOA & community: Part of a homeowners association; Monthly HOA fee of $264.50; HOA covers association management, cable TV, grounds maintenance, and recreation facilities; Community amenities include clubhouse, pool, spa/hot tub, tennis courts, sport courts, basketball court, bocce, shuffleboard, laundry, and on-site management; Senior community; Community has 330 units

Exterior

• Parking: Driveway parking; Paved parking; RV access/parking; Two parking spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Manufactured home; Vinyl siding exterior; One story; Entry on level 1; Faces north; Resale property; Zoned for RV
• Construction: Manufactured construction; Vinyl siding; Roof over
• Exterior features: Community pool; Rectangular lot; Private paved road frontage; South exposure

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Main level primary
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Closet cabinetry; Eat-in kitchen; Kitchen island; Main level primary; Pantry; Cable TV; Furnished; Jalousie windows; Window shutters
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 soft (-1.9%/yr); 472 active listings in the ZIP; 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 $436 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.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $63k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.96% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $62,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Vista Mar Dr	0.11mi	1/1.0	386 (-7%)	6mo	$30,000	$78	77
10 Fountain View Blvd	0.07mi	1/1.5	442 (+6%)	22mo	$66,500	$150	66

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: 3.6%
• Equity multiple: 1.13×
• Total profit: $2,366
• Equity at exit: $9,394

10-year hold

• IRR: 8.7%
• Equity multiple: 1.54×
• Total profit: $9,476
• Equity at exit: $5,447

Cash invested: $17,640 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$26
• HOA: −$264
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $251

Break-even live

Break-even rent $916

Max offer price $63,000

Occupancy floor 75%

Sensitivity live

Price	-10% $287	-5% $269	+0% $251	+5% $233	+10% $215
Rent	-10% $154	-5% $202	+0% $251	+5% $300	+10% $349
Rate	-1.0pp $283	-0.5pp $267	base $251	+0.5pp $235	+1.0pp $218

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 16 events

1. 2026-06-17
   days on market $63,000 Active 408 DOM
2. 2026-06-16
   days on market $63,000 Active 407 DOM
3. 2026-06-16
   days on market $63,000 Active 406 DOM
4. 2026-06-13
   days on market $63,000 Active 404 DOM
5. 2026-06-09
   days on market $63,000 Active 400 DOM
6. 2026-06-07
   days on market $63,000 Active 398 DOM
7. 2026-06-02
   days on market $63,000 Active 393 DOM
8. 2026-06-01
   days on market $63,000 Active 392 DOM
9. 2026-06-01
   days on market $63,000 Active 391 DOM
10. 2026-04-27
    price $63,000
11. 2026-02-25
    price $68,000
12. 2026-01-04
    price $73,600
13. 2025-11-03
    status Active
14. 2025-10-31
    historical
15. 2025-05-02
    listed $76,995 Active
16. 1987-02-23
    soldstatus $15,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $14,807
• − Mortgage interest: −$3,529
• − Property taxes: −$1,236
• − Insurance: −$315
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − HOA: −$3,168
• − Depreciation: −$1,833
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,448/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

+320.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $63,000 FORTMLS
• 2026-02-25 Price Changed $68,000 FORTMLS
• 2026-01-04 Price Changed $73,600 FORTMLS
• 2025-11-03 Relisted — FORTMLS
• 2025-10-31 Listing Removed — FORTMLS
• 2025-05-02 Listed $76,995 FORTMLS
• 1987-02-23 Sold (Public Records) $15,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,236 · +14.9% YoY. Source: county tax records.