181 Caravan Cir · North Fort Myers, FL 33903

$95,000

2 bd · 1.0 ba · 826 sqft · Manufactured public records · 92 Days on market

Built 1991 2,134 sqft lot Est $97k · at est. $264/mo HOA · 18% 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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Reduced !!!!! Located in * * Fountain View RV Resort * * , a well-established 55+ deeded community where residents own the land, this furnished 1991 manufactured home offers approximately 826 sq. ft. of comfortable living space. The residence features 1 bedroom and 1.5 bathrooms and is offered turnkey, including interior furnishings, sleeper sofa, and outdoor patio furniture. The home has been carefully maintained and thoughtfully updated. Improvements include a new A/C system (Oct 2025), updated shower and plumbing (2021), updated carpeting, and a new premium mattress. The property shows pride of ownership with routine exterior power washing to include the roof and scheduled pest c

Key facts

• In-residence laundry
• New a/c system
• 55 deeded community

Tags

• FOUNTAIN VIEW RV RESORT
• 55 DEEDED COMMUNITY
• FURNISHED MANUFACTURED HOME
• NEW A/C SYSTEM
• UPDATED SHOWER AND PLUMBING
• IN-RESIDENCE LAUNDRY

Property features AI

Finance

• Other: Part of a 330-unit community; Located in a senior community; Zoning: RV-3
• Financial info: Rental/pet policy: pets allowed conditionally (call), maximum 1 pet up to 20 lbs
• HOA & community: HOA with monthly fee; Monthly association fee includes management, cable TV, grounds maintenance, recreation facilities, reserve fund, road maintenance, sewer, street lights, trash, and water; Community amenities: clubhouse, pool, spa/hot tub, tennis courts, basketball court, pickleball, bocce court, shuffleboard court, sport court, laundry, management

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home with aluminum siding; Single-story; Entry level: 1; Faces northeast; Resale property
• Construction: Aluminum siding; Manufactured construction; Roof over
• Exterior features: Community pool; Rectangular lot; Private paved road frontage; Private-maintained road; Southwest exposure

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer
• Bedrooms: No room type details provided
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Built-in features; Eat-in kitchen; Family/dining room; Living/dining room; Vaulted ceilings; Cable TV; Window treatments; Shutters; Window coverings; Single-hung windows; Shower only with separate shower
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 soft (-1.9%/yr); 472 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/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 $657 of loan paydown is wiped out by about $3k 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 92 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $58k; list at $95k implies a 62% 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; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.52% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $96,642
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
195 Ramble Dr	0.03mi	2/1.5	792 (-4%)	0mo	$90,000	$114	89
86 Lofty Ln	0.14mi	1/1.5 (-1)	813 (-2%)	16mo	$95,000	$117	70
42 La Fonda Ln	0.20mi	2/1.5	768 (-7%)	19mo	$99,500	$130	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,207
• Equity at exit: $14,165

10-year hold

• IRR: 7.0%
• Equity multiple: 1.44×
• Total profit: $11,826
• Equity at exit: $8,214

Cash invested: $26,600 (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 33903

• Rents YoY: -1.9%
• Active inventory: 472
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$40
• HOA: −$264
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $325

Break-even live

Break-even rent $1,037

Max offer price $95,000

Occupancy floor 73%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10011 Merion Ct North Fort Myers, FL	2.0	1.5	750	$1,100	$1.47	10d	1	0.30mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	1d	21	1.38mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	14d	9	1.48mi

HOA detail

• Monthly dues: $264 · $3,168/yr

Listing history 17 events

1. 2026-06-17
   days on market $95,000 Active 92 DOM
2. 2026-06-16
   days on market $95,000 Active 91 DOM
3. 2026-06-15
   days on market $95,000 Active 90 DOM
4. 2026-06-13
   days on market $95,000 Active 88 DOM
5. 2026-06-10
   days on market $95,000 Active 85 DOM
6. 2026-06-09
   days on market $95,000 Active 84 DOM
7. 2026-06-07
   days on market $95,000 Active 82 DOM
8. 2026-06-03
   days on market $95,000 Active 78 DOM
9. 2026-06-02
   days on market $95,000 Active 77 DOM
10. 2026-06-01
    days on market $95,000 Active 76 DOM
11. 2026-06-01
    days on market $95,000 Active 75 DOM
12. 2026-05-06
    status Active
13. 2026-04-03
    status Pending
14. 2026-03-17
    price $95,000
15. 2026-02-11
    listed $99,800 Active
16. 2004-04-16
    soldstatus $58,500
17. 1988-04-15
    soldstatus $16,400

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$583/yr (+$49/mo · 284.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $17,381
• − Mortgage interest: −$5,321
• − Property taxes: −$205
• − Insurance: −$475
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$3,168
• − Depreciation: −$2,764
• Taxable income: $2,667
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,265/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): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

+479.3% since first listed

6 events — show timeline

• 2026-05-06 Relisted — FORTMLS
• 2026-04-03 Pending — FORTMLS
• 2026-03-17 Price Changed $95,000 FORTMLS
• 2026-02-11 Listed $99,800 FORTMLS
• 2004-04-16 Sold (Public Records) $58,500 Public Records
• 1988-04-15 Sold (Public Records) $16,400 Public Records

Property tax history

-0.8%/yr

Latest (2025): $205 · +9.7% YoY. Source: county tax records.