5773 Pink Panther Dr · San Carlos Park, FL 33908

$80,000

1 bd · 1.0 ba · 456 sqft · Manufactured public records · 292 Days on market

Built 1988 4,443 sqft lot $207/mo HOA · 16% 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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

Key facts

• Built-in generator
• Spacious shed
• Pool

Tags

• CORNER LOT
• GATED GULF ACCESS COMMUNITY
• TWO PARKING DRIVEWAYS
• BUILT-IN GENERATOR
• SPACIOUS SHED
• POOL

Property features AI

Finance

• Financial info: Pets allowed conditionally (maximum 2, breed restrictions may apply)
• HOA & community: HOA with quarterly fee; Association fee includes grounds maintenance, road maintenance, sewer, street lights, security, and water; Community amenities include clubhouse, pool, spa/hot tub, bocce and shuffleboard courts, boat facilities (dock, ramp, pier, slip), RV/boat storage, and management; Gated community with street lights; Senior community; 281 units in the community

Exterior

• Security: Security gate; Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home; 1 story; Entry level 1; Faces north; Resale condition
• Construction: Built with vinyl siding; Metal roof
• Exterior features: Patio; Storage; Community pool; Corner lot; Oversized lot; South exposure

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Wall unit(s) for cooling
• Interior features: Built-in features; Eat-in kitchen; Shower only with separate shower; Window treatments; Single-hung windows; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $67k (16.7% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $67k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 11.6% vs local median 2.4% in San Carlos Park — 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 65/100 on livability (#662 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: schools F, 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 (-1.2%/yr); 1244 active listings in the ZIP; solid renter incomes; 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 $553 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 292 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% 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→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,604 (16.7% 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 292 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.64% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.05×
• Total profit: $-21,273
• Equity at exit: $11,928

10-year hold

• IRR: -87.0%
• Equity multiple: -0.70×
• Total profit: $-38,118
• Equity at exit: $6,917

Cash invested: $22,400 (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 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1244
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$207
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-76

Break-even live

Break-even rent $1,407

Max offer price $66,604

Occupancy floor —

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $207 · $2,484/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-06-01
   statusdays on market $80,000 Pending 292 DOM
2. 2026-02-17
   price $80,000
3. 2026-01-16
   price $85,000
4. 2025-11-02
   price $90,000
5. 2025-08-12
   listed $95,000 Active
6. 2020-06-16
   soldstatus $50,000
7. 2020-06-02
   soldstatus $50,000 Closed 643-char remark

   Show marketing remark (643 chars)

   This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

8. 2020-03-15
   status Pending 643-char remark

   Show marketing remark (643 chars)

   This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

9. 2020-03-13
   status Active 643-char remark

   Show marketing remark (643 chars)

   This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

10. 2020-03-12
    status Pending 643-char remark

    Show marketing remark (643 chars)

    This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

11. 2020-02-20
    price $52,900 643-char remark

    Show marketing remark (643 chars)

    This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

12. 2020-01-22
    listed $60,000 Active 643-char remark

    Show marketing remark (643 chars)

    This great Florida get-a-way mobile home is located in American Outdoors a gated 55+ community. The property is offered turnkey and has 1 bed / 1 bath with maintenance free & low cost living. This is an over sized corner lot, with plenty of room for additional parking and places to garden/out door seating area. New A/C in 2018! Amenities include a community pool, spa, bocce ball and shuffleboard . There is a community boat launch that is not owned by the community, but loaned to the residents to use and it is gulf access! Just minutes to Gulf Coast Town Center and I-75. Pet friendly, 2 pets, no weight limit, no aggressive breeds.

13. 2015-06-11
    soldstatus $45,000 Sold 244-char remark

    Show marketing remark (244 chars)

    Great location! Very nice and well kept manufactured home in South Fort Myers area. Don't miss this affordable fully furnished home. Neighborhood features security gate, pool, bocce ball. shuffle board, plus age restricted, 55 years and older.

14. 2015-05-30
    status Pending 244-char remark

    Show marketing remark (244 chars)

    Great location! Very nice and well kept manufactured home in South Fort Myers area. Don't miss this affordable fully furnished home. Neighborhood features security gate, pool, bocce ball. shuffle board, plus age restricted, 55 years and older.

15. 2015-05-16
    listed $45,000 Active 244-char remark

    Show marketing remark (244 chars)

    Great location! Very nice and well kept manufactured home in South Fort Myers area. Don't miss this affordable fully furnished home. Neighborhood features security gate, pool, bocce ball. shuffle board, plus age restricted, 55 years and older.

16. 1983-11-01
    soldstatus $13,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$361/yr (+$30/mo · 118.8%)

ⓘ 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 · 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: $15,735
• − Mortgage interest: −$4,481
• − Property taxes: −$303
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − HOA: −$2,484
• − Depreciation: −$2,327
• Taxable loss: −$1,897
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $-455/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 — San Carlos Park

• Score: 65/100
• State rank: #662
• US rank: #13354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 788,662 people
• City population: 27,337
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 1944.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• 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

+515.4% since first listed

15 events — show timeline

• 2026-02-17 Price Changed $80,000 FORTMLS
• 2026-01-16 Price Changed $85,000 FORTMLS
• 2025-11-02 Price Changed $90,000 FORTMLS
• 2025-08-12 Listed $95,000 FORTMLS
• 2020-06-16 Sold (Public Records) $50,000 Public Records
• 2020-06-02 Sold (MLS) $50,000 FORTMLS
• 2020-03-15 Pending — FORTMLS
• 2020-03-13 Relisted — FORTMLS
• 2020-03-12 Pending — FORTMLS
• 2020-02-20 Price Changed $52,900 FORTMLS
• 2020-01-22 Listed $60,000 FORTMLS
• 2015-06-11 Sold (MLS) $45,000 FORTMLS
• 2015-05-30 Pending — FORTMLS
• 2015-05-16 Listed $45,000 FORTMLS
• 1983-11-01 Sold (Public Records) $13,000 Public Records

Property tax history

-8.1%/yr

Latest (2025): $303 · +2.8% YoY. Source: county tax records.