7587 Ebson Dr · Suncoast Estates, FL 33917

$49,900

2 bd · 2.0 ba · 800 sqft · Land · 194 Days on market

Built 2005 10,018 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 +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect opportunity to create your ideal home design. The land previously had homes on site, and impact fees have already been paid, providing valuable savings for the next owner. The included uninstalled mobile home is Wind Zone 3 compliant, making it suitable for higher wind-load areas. Land ownership and clear mobile home titles add peace of mind and flexibility for future use. Inside, the mobile home has been fully gutted, giving you the freedom to customize the layout and finishes exactly to your taste. Whether you're looking to build, renovate, or invest, this property offers excellent potential and a head start on your next project. Please note square footage is approxim

Key facts

• Land ownership
• Impact fees paid
• 0.23 acre lot

Tags

• IMPACT FEES PAID
• WIND ZONE 3 COMPLIANT
• LAND OWNERSHIP
• CLEAR MOBILE HOME TITLES
• FULLY GUTTED MOBILE HOME

Property features AI

Finance

• Other: Zoning: MH-1; Lot size approximately 0.23 acres
• HOA & community: No association fee

Exterior

• Utilities: Well water; Septic tank sewer; Cable not available
• Home design: Manufactured home; Single-story; North-facing entry; Resale condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: No notable exterior features listed; Rectangular lot; Lot dimensions approximately 100 x 100 x 100 x 100; South exposure

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single hung windows; Unfurnished; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $50k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% 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, schools F, amenities 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 2.66% ✓
• Cap rate: 24.16%
• Cash-on-cash: 63.80%
• DSCR: 3.84
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $11,825
• Equity at exit: $7,440

10-year hold

• IRR: 28.8%
• Equity multiple: 3.53×
• Total profit: $35,281
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$262
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $316

Break-even live

Break-even rent $928

Max offer price $49,900

Occupancy floor 71%

Sensitivity live

Price	-10% $345	-5% $330	+0% $316	+5% $302	+10% $288
Rent	-10% $211	-5% $264	+0% $316	+5% $369	+10% $421
Rate	-1.0pp $341	-0.5pp $329	base $316	+0.5pp $303	+1.0pp $290

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	24d	1	0.31mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	0.31mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	0.58mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	0.59mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	0.66mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	0.73mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	4d	1	0.81mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	4d	1	0.85mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	24d	1	0.90mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	24d	1	0.93mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	4d	1	0.93mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	4d	1	0.94mi
137 Lantern Pl North Fort Myers, FL	1.0	1.0	580	$975	$1.68	4d	1	0.99mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	4d	1	0.99mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	24d	1	0.99mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	24d	1	1.03mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	1.04mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	4d	1	1.08mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	24d	1	1.13mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	24d	1	1.13mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	24d	1	1.14mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	15d	1	1.14mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	24d	1	1.24mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	24d	1	1.24mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	24d	1	1.25mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	17d	1	1.27mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	24d	1	1.27mi
8205 Suncoast Dr North Fort Myers, FL	2.0	1.0	672	$850	$1.26	24d	1	1.29mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	24d	1	1.36mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	1.38mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	24d	1	1.38mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	4d	1	1.38mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	20d	1	1.40mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	24d	1	1.44mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,575	$1.55	24d	1	1.45mi
1275 Gramac Dr North Fort Myers, FL	3.0	2.0	1013	$1,550	$1.53	4d	1	1.45mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	24d	1	1.46mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	4d	1	1.47mi
257 Poe Ave North Fort Myers, FL	2.0	1.0	870	$1,175	$1.35	4d	1	1.48mi

Listing history 13 events

1. 2026-06-17
   price $49,900 Active 194 DOM
2. 2026-06-17
   days on market $64,900 Active 194 DOM
3. 2026-06-16
   pricedays on market $64,900 Active 193 DOM
4. 2026-06-15
   days on market $69,700 Active 192 DOM
5. 2026-06-13
   days on market $69,700 Active 190 DOM
6. 2026-06-09
   days on market $69,700 Active 186 DOM
7. 2026-06-07
   pricedays on market $69,700 Active 184 DOM
8. 2026-06-02
   days on market $69,800 Active 179 DOM
9. 2026-06-01
   days on market $69,800 Active 178 DOM
10. 2026-06-01
    days on market $69,800 Active 177 DOM
11. 2026-04-29
    price $69,800
12. 2026-02-09
    price $69,900
13. 2025-12-03
    listed $70,000 Active

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $414 · $35/mo
• Expected delta: +$121/yr (+$10/mo · 41.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $15,945
• − Mortgage interest: −$2,795
• − Property taxes: −$293
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,452
• Taxable income: $3,486
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $2,959/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

-0.3% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $69,800 FORTMLS
• 2026-02-09 Price Changed $69,900 FORTMLS
• 2025-12-03 Listed $70,000 FORTMLS

Property tax history

+16.2%/yr

Latest (2025): $293 · +28.3% YoY. Source: county tax records.