865 Moonlight Dr · North Fort Myers, FL 33917

$78,250

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 269 Days on market

Built 1976 4,268 sqft lot Est $102k · 23% under $185/mo HOA · 14% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST PRICE IN LAZY DAYS MOBILE VILLAGE! Immaculate & FURNISHED TURNKEY~~Ready to move in! Why spend a lot of $ on your vacation home? LOW HOA fee $108/month! Insurance is affordable & available! Own this unit AND YOUR LAND while you Enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Well-maintained single-wide with Florida room on a quiet street w/ no through traffic. Enjoy the open living room & bright & airy eat-in kitchen. Nearly 1000 sq. ft. under A/C PLUS storage. Fruit trees & flowering shrubs. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, nice landscaping, streetlights--life is good at Lazy Days! Buyers shop other parks, but they come back to Lazy Days~~A great place to live year-round or as a 2nd home for warm weather enjoyment! Park share certificate is available separately which will reduce the monthly fee to $13.

Key facts

• New stove
• Florida room
• Bay window

Tags

• FLORIDA ROOM
• OPEN AIR PATIO
• EAT-IN KITCHEN
• NEW STOVE
• NEW REFRIGERATOR
• BAY WINDOW

Property features AI

Finance

• Financial info: Pets allowed conditionally (call). Up to 2 pets, max 25 lbs; only dogs and cats; no vicious breeds
• HOA & community: Homeowners association with monthly fee (includes legal/accounting, recreation facilities, reserve fund, street lights, trash); Association amenities include clubhouse, pool, laundry, storage, bocce court, pickleball, shuffleboard, picnic/barbecue areas, RV/boat storage, library, management; Senior community; Street lights in community; Association fee listed as $185 monthly

Exterior

• Parking: Covered parking; Attached carport (1 space); Driveway (paved)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available
• Home design: Manufactured home; Vinyl siding; 1 story; Entry level 1; Faces west; Resale property; Roof over
• Construction: Manufactured construction; Vinyl siding; Roof over
• Exterior features: Storage; Community pool; Rectangular lot; Paved public road; East exposure

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Includes guest quarters; Florida room
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Tub with shower; Window treatments; High speed internet available; Furnished
• Laundry & utility: Washer; Common area laundry; Laundry tub

🏷️ Possibly a rental listed for sale. The $78,250 price doesn't fit this home's estimated sale value (~$102,144) 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/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $-69 ($-829/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (15.6% below list).
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $66k (15.6% below list) — sets the bar for cash-flow.
• Cap rate 11.8% 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.
• 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $542 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 269 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $78k implies a 226% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,041 (15.6% 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 269 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Homefolks St	0.11mi	2/1.0	672 (0%)	7mo	$107,000	$159	90
818 Homefolks St	0.05mi	2/1.0	672 (0%)	20mo	$102,000	$152	81
853 Winterest Dr	0.06mi	2/1.5	672 (0%)	22mo	$65,000	$97	77

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-17,199
• Equity at exit: $11,667

10-year hold

• IRR: -17.8%
• Equity multiple: 0.04×
• Total profit: $-21,127
• Equity at exit: $6,766

Cash invested: $21,910 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$410
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$185
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-69

Break-even live

Break-even rent $1,416

Max offer price $66,041

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-47	+0% $-69	+5% $-91	+10% $-113
Rent	-10% $-174	-5% $-122	+0% $-69	+5% $-17	+10% $36
Rate	-1.0pp $-30	-0.5pp $-49	base $-69	+0.5pp $-89	+1.0pp $-110

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: $19,562
• Closing costs: $2,348
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	25d	1	1.20mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	1.22mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	25d	1	1.22mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	3d	27	1.24mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	1.40mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	1.41mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: landscapingpool

Listing history 20 events

1. 2026-06-22
   days on market $78,250 Active 269 DOM
2. 2026-06-17
   days on market $78,250 Active 265 DOM
3. 2026-06-16
   days on market $78,250 Active 264 DOM
4. 2026-06-16
   days on market $78,250 Active 263 DOM
5. 2026-06-13
   days on market $78,250 Active 261 DOM
6. 2026-06-09
   days on market $78,250 Active 257 DOM
7. 2026-06-07
   days on market $78,250 Active 255 DOM
8. 2026-06-02
   days on market $78,250 Active 250 DOM
9. 2026-06-01
   days on market $78,250 Active 249 DOM
10. 2026-06-01
    days on market $78,250 Active 248 DOM
11. 2026-02-02
    price $78,250
12. 2025-09-22
    listed $87,500 Active
13. 2025-05-09
    historical
14. 2025-02-26
    price $94,975
15. 2025-02-04
    price $104,900
16. 2024-11-11
    listed $119,975 Active
17. 2011-12-22
    soldstatus $24,000 1003-char remark

    Show marketing remark (1003 chars)

    BEST PRICE IN LAZY DAYS MOBILE VILLAGE! Immaculate & FURNISHED TURNKEY~~Ready to move in! Why spend a lot of $ on your vacation home? LOW HOA fee $108/month! Insurance is affordable & available! Own this unit AND YOUR LAND while you Enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Well-maintained single-wide with Florida room on a quiet street w/ no through traffic. Enjoy the open living room & bright & airy eat-in kitchen. Nearly 1000 sq. ft. under A/C PLUS storage. Fruit trees & flowering shrubs. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, nice landscaping, streetlights--life is good at Lazy Days! Buyers shop other parks, but they come back to Lazy Days~~A great place to live year-round or as a 2nd home for warm weather enjoyment! Park share certificate is available separately which will reduce the monthly fee to $13.

18. 2011-12-22
    price $29,500 1003-char remark

    Show marketing remark (1003 chars)

    BEST PRICE IN LAZY DAYS MOBILE VILLAGE! Immaculate & FURNISHED TURNKEY~~Ready to move in! Why spend a lot of $ on your vacation home? LOW HOA fee $108/month! Insurance is affordable & available! Own this unit AND YOUR LAND while you Enjoy MAINTENANCE-FREE AFFORDABLE LIVING in the Sunshine State! Well-maintained single-wide with Florida room on a quiet street w/ no through traffic. Enjoy the open living room & bright & airy eat-in kitchen. Nearly 1000 sq. ft. under A/C PLUS storage. Fruit trees & flowering shrubs. Low-cost RV & boat storage on-site. Walk to the pool & enjoy a friendly 55+ community with 2 clubhouses, community swimming pool, shuffleboard, ponds, parks, nice landscaping, streetlights--life is good at Lazy Days! Buyers shop other parks, but they come back to Lazy Days~~A great place to live year-round or as a 2nd home for warm weather enjoyment! Park share certificate is available separately which will reduce the monthly fee to $13.

19. 1990-03-20
    soldstatus $29,000
20. 1988-02-04
    soldstatus $22,000

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/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 AE · 20% 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: $15,947
• − Mortgage interest: −$4,383
• − Property taxes: −$773
• − Insurance: −$5,510
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$2,220
• − Depreciation: −$2,276
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• 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 — 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): 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

+255.7% since first listed

10 events — show timeline

• 2026-02-02 Price Changed $78,250 FORTMLS
• 2025-09-22 Listed $87,500 FORTMLS
• 2025-05-09 Listing Removed — FORTMLS
• 2025-02-26 Price Changed $94,975 FORTMLS
• 2025-02-04 Price Changed $104,900 FORTMLS
• 2024-11-11 Listed $119,975 FORTMLS
• 2011-12-22 Price Changed $29,500 FORTMLS
• 2011-12-22 Sold (MLS) $24,000 FORTMLS
• 1990-03-20 Sold (Public Records) $29,000 Public Records
• 1988-02-04 Sold (Public Records) $22,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $773 · -14.2% YoY. Source: county tax records.