7784 Raymary St · Bokeelia, FL 33922

$125,000

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 55 Days on market

Built 1983 9,583 sqft lot

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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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! Welcome to relaxed Florida living in this 3-bedroom, 2-bath and den manufactured home. The house sits on its own land with no HOA and no lot rent. Located in a quiet, established neighborhood, you'll enjoy Old Florida charm with easy access to fishing, boating, beaches, and the laid-back island lifestyle just minutes away. The home is in good overall shape with solid bones, just needing minor cosmetic updates. The primary bedroom has been set up as an efficiency-style space and includes a small kitchenette, along with room laundry - great for guests, in-laws, long-term visitors, or even extra rental income potential. Additional features include a spacious extra room with a

Key facts

• Own land
• No hoa
• 9,583 sq ft lot

Tags

• NO HOA
• OWN LAND
• QUIET ESTABLISHED NEIGHBORHOOD
• EASY ACCESS TO FISHING
• EASY ACCESS TO BOATING
• EASY ACCESS TO BEACHES

Property features AI

Finance

• Other: Zoning: MH-1; Lot described as regular; Approximately 0.22 acres; Irrigation: well; View: see remarks; Single-unit property (1 unit/building), single floor
• HOA & community: No community maintenance or shared amenities; Community type: Mobile/Manufactured, Non-gated

Exterior

• Parking: Attached carport (1 space)
• Utilities: Well water; Septic sewer; Electrical service (utility details not further specified)
• Home design: Manufactured residential home; 1 story / ranch; Rear exposure faces north; Located in Coconut Grove development
• Construction: Built in 1983; Manufactured construction; Vinyl siding exterior; Shingle roof; Foundational details not provided
• Exterior features: Patio; Casement windows; See remarks about windows

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Refrigerator / freezer with icemaker; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heating; Wall unit heating; Window-unit cooling; Cable available
• Interior features: Bar; Built-in cabinets; Cable prewire; Closet cabinets; Fireplace; Pantry; Smoke detectors; Walk-in closet; Den (study); Breakfast bar / dining in living area; Efficiency / great room / split-bedroom floor plan
• Laundry & utility: Washer (hookup provided); Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#510 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, schools 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: 247 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $54k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $125k implies a 136% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.80% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.80%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $17,456
• Equity at exit: $18,638

10-year hold

• IRR: 21.5%
• Equity multiple: 2.84×
• Total profit: $64,409
• Equity at exit: $10,808

Cash invested: $35,000 (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 33922

• Home prices YoY: -18.9%
• Active inventory: 247
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $588

Break-even live

Break-even rent $1,505

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $659	-5% $624	+0% $588	+5% $553	+10% $518
Rent	-10% $411	-5% $500	+0% $588	+5% $677	+10% $766
Rate	-1.0pp $651	-0.5pp $620	base $588	+0.5pp $556	+1.0pp $523

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16276 Nautical Way #1404 Bokeelia, FL	2.0	2.0	1081	$2,250	$2.08	24d	1	1.10mi

Listing history 23 events

1. 2026-06-17
   days on market $125,000 Active 55 DOM
2. 2026-06-16
   days on market $125,000 Active 54 DOM
3. 2026-06-15
   days on market $125,000 Active 53 DOM
4. 2026-06-13
   days on market $125,000 Active 51 DOM
5. 2026-06-10
   days on market $125,000 Active 48 DOM
6. 2026-06-09
   days on market $125,000 Active 47 DOM
7. 2026-06-08
   pricedays on market $125,000 Active 46 DOM
8. 2026-06-07
   days on market $129,000 Active 45 DOM
9. 2026-06-03
   days on market $129,000 Active 41 DOM
10. 2026-06-02
    days on market $129,000 Active 40 DOM
11. 2026-06-01
    days on market $129,000 Active 39 DOM
12. 2026-05-31
    days on market $129,000 Active 38 DOM
13. 2026-05-18
    price $149,000
14. 2026-05-08
    price $159,000
15. 2026-05-02
    price $169,000
16. 2026-04-23
    listed $179,000 Active
17. 2017-03-13
    soldstatus $53,000
18. 2015-02-09
    historical
19. 2015-01-07
    listed $69,900 Active
20. 2014-10-03
    historical
21. 2014-04-04
    listed $84,000
22. 2001-10-31
    soldstatus $40,000
23. 1982-12-01
    soldstatus $10,300

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$378/yr (+$32/mo · 57.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$7,002
• − Property taxes: −$659
• − Insurance: −$5,744
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$3,636
• Taxable income: $5,639
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $5,708/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 — Bokeelia

• Score: 68/100
• State rank: #510
• US rank: #9393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bokeelia, FL
• Population (ZIP): 4,179

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 15% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 14% · Canada
• Languages at home: 81% English-only · Spanish 18% Vietnamese 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: ▼ -71.08%
• Current HPI: 304.2139
• Rent YoY: —
• Metro: —
• 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

+1346.6% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $149,000 NAPLESMLS
• 2026-05-08 Price Changed $159,000 NAPLESMLS
• 2026-05-02 Price Changed $169,000 NAPLESMLS
• 2026-04-23 Listed $179,000 NAPLESMLS
• 2017-03-13 Sold (Public Records) $53,000 Public Records
• 2015-02-09 Listing Removed — FORTMLS
• 2015-01-07 Listed $69,900 FORTMLS
• 2014-10-03 Listing Removed — FORTMLS
• 2014-04-04 Listed $84,000 FORTMLS
• 2001-10-31 Sold (Public Records) $40,000 Public Records
• 1982-12-01 Sold (Public Records) $10,300 Public Records

Property tax history

-5.6%/yr

Latest (2025): $659 · +8.6% YoY. Source: county tax records.