8366 Marx Dr · Suncoast Estates, FL 33917

$169,900

4 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 37 Days on market

Built 1982 0.33 ac lot Est $193k · 12% under

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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 +28.7/30.0
• ARV discount +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED!!! This home offers affordable Florida living on a spacious . 32-acre FENCED LOT in the Suncoast community, just 15 short minutes from Downtown Fort Myers with shopping, restaurants, entertainment, hospitals, and easy access to I-75. This 4-bedroom, 2-bath manufactured home features several valuable upgrades including a METAL ROOF, Stainless Steel APPls, GRANITE COUNTERS & NEW Kitchen CABINETS. The split-bedroom floor plan offers comfortable living space with plenty of potential to make it your own. A few minor finishing touches, including paint and flooring completion in some areas, could truly make this home shine. Outside, enjoy the large level yard with room for pets, toys

Key facts

• Large level yard
• Metal roof
• New kitchen cabinets

Tags

• FENCED LOT
• METAL ROOF
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• NEW KITCHEN CABINETS
• LARGE LEVEL YARD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Parking: Deeded parking for two spaces
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Manufactured home; Single-story; Entry level: 1; Faces East; Resale property
• Construction: Metal roof; Manufactured construction
• Exterior features: Fenced yard; West exposure

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom located on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Shutters on windows; Eat-in kitchen; Split bedroom layout; Main-level primary bedroom; Bedroom on main level; Shower-only primary bath with separate shower
• Laundry & utility: Washer and Dryer inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute D, amenities F, employment 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: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,188/mo this rent would consume 48% of the median local household income ($55k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 2.6% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($165k) 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.24%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $193,248
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8366 Nault Rd	0.45mi	3/2.0 (-1)	1,512 (-4%)	20mo	$185,000	$122	50

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,647
• Equity at exit: $25,333

10-year hold

• IRR: 13.3%
• Equity multiple: 2.05×
• Total profit: $49,770
• Equity at exit: $14,690

Cash invested: $47,572 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 846
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$891
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $565

Break-even live

Break-even rent $1,474

Max offer price $169,900

Occupancy floor 69%

Sensitivity live

Price	-10% $661	-5% $613	+0% $565	+5% $517	+10% $468
Rent	-10% $392	-5% $478	+0% $565	+5% $651	+10% $738
Rate	-1.0pp $650	-0.5pp $608	base $565	+0.5pp $521	+1.0pp $476

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	25d	1	0.65mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	25d	1	0.66mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	13d	1	0.66mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,900	$1.24	17d	1	0.67mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	25d	1	0.68mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	12d	1	0.69mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	0.70mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	25d	1	0.71mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	16d	1	0.73mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1937	$2,200	$1.14	4d	1	0.80mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1936	$2,200	$1.14	17d	1	0.80mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	16d	1	0.80mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	15d	1	0.82mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	25d	1	0.86mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$2,000	$1.10	3d	1	0.90mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	25d	1	0.93mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	4d	1	0.93mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	25d	1	1.02mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	25d	1	1.04mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	25d	1	1.05mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	25d	1	1.16mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	16d	1	1.21mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	15d	1	1.27mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	16d	1	1.33mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	15d	1	1.38mi
4234 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	4d	1	1.42mi
4232 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	4d	1	1.42mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	25d	1	1.43mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	25d	1	1.43mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	22d	1	1.43mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $169,900 Pending 37 DOM
2. 2026-06-10
   days on market $169,900 Active 35 DOM
3. 2026-06-09
   days on market $169,900 Active 34 DOM
4. 2026-06-08
   days on market $169,900 Active 33 DOM
5. 2026-06-07
   days on market $169,900 Active 32 DOM
6. 2026-06-03
   pricedays on market $169,900 Active 28 DOM
7. 2026-06-02
   days on market $180,000 Active 27 DOM
8. 2026-06-01
   days on market $180,000 Active 26 DOM
9. 2026-05-31
   days on market $180,000 Active 25 DOM
10. 2026-05-06
    listed $180,000 Active
11. 2024-02-27
    soldstatus $162,000

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,261
• − Mortgage interest: −$9,517
• − Property taxes: −$2,429
• − Insurance: −$850
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$4,943
• Taxable income: $4,321
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $5,739/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

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 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• 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

+11.1% since first listed

2 events — show timeline

• 2026-05-06 Listed $180,000 FORTMLS
• 2024-02-27 Sold (Public Records) $162,000 Public Records

Property tax history

+23.0%/yr

Latest (2025): $2,429 · +614.8% YoY. Source: county tax records.