3049 Longview Ln · North Fort Myers, FL 33917

$139,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 62 Days on market

Built 1980 4,792 sqft lot Est $120k · 15% over $125/mo HOA · 8% of rent

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained, 2-bedroom, 2-bath manufactured home located in the highly desirable 55+ Lake Arrowhead community—where you own the land! This home is not in a flood zone and offers a low monthly maintenance fee, making it an ideal full-time residence or seasonal retreat. This home comes fully furnished making it an easy transition. Updates include a 2023 roof, new electrical panel, updated tile flooring in the kitchen and bathrooms, and laminate flooring throughout the bedrooms and main living areas. Enjoy newer windows in the kitchen, bedroom and the spacious lanai, providing great natural light. Lake Arrowhead is an active, welcoming community offering a wide range of amenities and social activities, including dances, parties, dinners, cards/games, a community pool and spa, outdoor shuffleboard, and even a golf team and bowling league. This move-in-ready home combines comfort, value, and an amazing lifestyle—don’t miss it!

Key facts

• 2023 roof
• Updated flooring
• New electrical panel

Tags

• LAKE ARROWHEAD COMMUNITY
• LOW MONTHLY MAINTENANCE FEE
• FULLY FURNISHED
• 2023 ROOF
• NEW ELECTRICAL PANEL
• UPDATED FLOORING

Property features AI

Finance

• Other: Lot approximately 0.11 acres (58 x 82), asphalt private maintained road
• Financial info: Turnkey / furnished; Lease restrictions apply
• HOA & community: Kim Shores association with required monthly fee of $125 (approval required); Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Fiber optics
• Home design: Manufactured home (double wide); Single story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Roof over; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Awning(s); Private mailbox; Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 rising (+2.6%/yr); 841 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $139k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.16% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
786 Roses Ln	0.62mi	2/2.0	1,056 (0%)	4mo	$149,000	$141	68
974 Restful Rd	0.47mi	2/2.0	960 (-9%)	3mo	$109,575	$114	60
826 Peaceful Dr	0.59mi	2/2.0	1,152 (+9%)	3mo	$135,000	$117	55
1091 Laurel Dr	0.30mi	2/2.0	1,194 (+13%)	14mo	$79,000	$66	53
3500 Celestial Way	0.71mi	2/2.0	1,100 (+4%)	24mo	$85,000	$77	40

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,569
• Equity at exit: $20,725

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $23,976
• Equity at exit: $12,018

Cash invested: $38,920 (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: 841
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$729
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$58
• HOA: −$125
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $338

Break-even live

Break-even rent $1,185

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	23d	1	0.13mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	23d	1	0.31mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	3d	1	0.39mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	23d	1	0.49mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	3d	1	0.52mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	14d	1	0.69mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	23d	1	0.77mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	0.78mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	13d	1	0.85mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	14d	1	0.86mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.86mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.95mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	23d	1	1.00mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	11d	1	1.04mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.04mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.09mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	23d	1	1.17mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	15d	1	1.26mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	15d	1	1.27mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	23d	1	1.27mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	14d	9	1.29mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	23d	2	1.35mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	2d	3	1.35mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	14d	1	1.36mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	23d	1	1.37mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	23d	1	1.37mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	23d	1	1.38mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	23d	2	1.39mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	3d	2	1.39mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	23d	1	1.41mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	1d	21	1.42mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	23d	1	1.43mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.44mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	23d	1	1.46mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	23d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: electricpool

Listing history 17 events

1. 2026-06-17
   days on market $139,000 Active 62 DOM
2. 2026-06-16
   days on market $139,000 Active 61 DOM
3. 2026-06-15
   days on market $139,000 Active 60 DOM
4. 2026-06-13
   days on market $139,000 Active 58 DOM
5. 2026-06-10
   days on market $139,000 Active 55 DOM
6. 2026-06-09
   days on market $139,000 Active 54 DOM
7. 2026-06-07
   days on market $139,000 Active 52 DOM
8. 2026-06-03
   days on market $139,000 Active 48 DOM
9. 2026-06-02
   days on market $139,000 Active 47 DOM
10. 2026-06-01
    days on market $139,000 Active 46 DOM
11. 2026-05-31
    days on market $139,000 Active 45 DOM
12. 2026-05-12
    price $139,000

    Show marketing remark (957 chars)

    Well maintained, 2-bedroom, 2-bath manufactured home located in the highly desirable 55+ Lake Arrowhead community—where you own the land! This home is not in a flood zone and offers a low monthly maintenance fee, making it an ideal full-time residence or seasonal retreat. This home comes fully furnished making it an easy transition. Updates include a 2023 roof, new electrical panel, updated tile flooring in the kitchen and bathrooms, and laminate flooring throughout the bedrooms and main living areas. Enjoy newer windows in the kitchen, bedroom and the spacious lanai, providing great natural light. Lake Arrowhead is an active, welcoming community offering a wide range of amenities and social activities, including dances, parties, dinners, cards/games, a community pool and spa, outdoor shuffleboard, and even a golf team and bowling league. This move-in-ready home combines comfort, value, and an amazing lifestyle—don’t miss it!

13. 2026-05-12
    price $139,000 957-char remark

    Show marketing remark (957 chars)

    Well maintained, 2-bedroom, 2-bath manufactured home located in the highly desirable 55+ Lake Arrowhead community—where you own the land! This home is not in a flood zone and offers a low monthly maintenance fee, making it an ideal full-time residence or seasonal retreat. This home comes fully furnished making it an easy transition. Updates include a 2023 roof, new electrical panel, updated tile flooring in the kitchen and bathrooms, and laminate flooring throughout the bedrooms and main living areas. Enjoy newer windows in the kitchen, bedroom and the spacious lanai, providing great natural light. Lake Arrowhead is an active, welcoming community offering a wide range of amenities and social activities, including dances, parties, dinners, cards/games, a community pool and spa, outdoor shuffleboard, and even a golf team and bowling league. This move-in-ready home combines comfort, value, and an amazing lifestyle—don’t miss it!

14. 2026-04-16
    listed $144,000 Active
15. 2026-04-01
    listed $144,000 Active 957-char remark

    Show marketing remark (957 chars)

    Well maintained, 2-bedroom, 2-bath manufactured home located in the highly desirable 55+ Lake Arrowhead community—where you own the land! This home is not in a flood zone and offers a low monthly maintenance fee, making it an ideal full-time residence or seasonal retreat. This home comes fully furnished making it an easy transition. Updates include a 2023 roof, new electrical panel, updated tile flooring in the kitchen and bathrooms, and laminate flooring throughout the bedrooms and main living areas. Enjoy newer windows in the kitchen, bedroom and the spacious lanai, providing great natural light. Lake Arrowhead is an active, welcoming community offering a wide range of amenities and social activities, including dances, parties, dinners, cards/games, a community pool and spa, outdoor shuffleboard, and even a golf team and bowling league. This move-in-ready home combines comfort, value, and an amazing lifestyle—don’t miss it!

16. 2000-05-08
    soldstatus $48,500
17. 2000-01-13
    listed $50,900

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$864/yr (+$72/mo · 298.5%)

ⓘ 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 5/10 Major
• 🌡 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: $19,356
• − Mortgage interest: −$7,786
• − Property taxes: −$290
• − Insurance: −$695
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$1,500
• − Depreciation: −$4,044
• Taxable income: $1,944
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,593/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

+173.1% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $139,000 FORTMLS
• 2026-04-16 Listed $144,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $144,000 FORTMLS
• 2000-05-08 Sold (Public Records) $48,500 Public Records
• 2000-01-13 Listed $50,900 FORTMLS

Property tax history

-0.0%/yr

Latest (2025): $290 · +7.8% YoY. Source: county tax records.