16175 John Morris Road Site 25 #25 · Iona, FL 33908

$136,995

1 bd · 1.0 ba · 490 sqft · Manufactured · 174 Days on market

Manufactured home Built 2026 Good condition $280/sqft · at area comps Est $140k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.5/15.0
• Cash flow +7.8/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• 1% rule +2.3/10.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Manufactured-home adj. -3.0

Listing remarks

Welcome to your perfect beachside escape! This cozy 1-bedroom, 1-bath home is located just a few miles away from beautiful Sanibel Island, offering the ideal combination of comfort, convenience, and coastal living. Whether you're enjoying a relaxing day on the sand or exploring the vibrant nearby shopping and dining options, this home puts everything you need right at your doorstep. Step outside to enjoy the community amenities and take advantage of the all-age-friendly environment. It's an ideal place for a peaceful lifestyle near the beach.

Key facts

• Built 2026
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (26.7% below list).
• Recommended offer: $100k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.7% in Iona — 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 72/100 on livability (#359 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: 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.
• Zoned schools: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL).
• Market conditions: Rents soft (-1.2%/yr); 1606 active listings in the ZIP; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent is only 16% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 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 174 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,376 (26.7% 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 174 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $140,000
• List price: $136,995
• Delta: -2.15%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16300 Falstaff Ln #427	1.19mi	2/1.5 (+1)	504 (+3%)	11mo	$165,000	$327	44
11630 Ariana Dr	1.30mi	2/1.5 (+1)	543 (+11%)	2mo	$140,000	$258	38
19681 Summerlin Rd #482	1.09mi	1/1.5	403 (-18%)	0mo	$120,000	$298	38
11701 Oakdale Dr #467	1.21mi	2/1.5 (+1)	513 (+5%)	28mo	$170,000	$331	30
19681 Summerlin Rd #626	1.03mi	1/1.0	415 (-15%)	19mo	$130,000	$313	24

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-34,919
• Equity at exit: $20,426

10-year hold

• IRR: -42.8%
• Equity multiple: -0.42×
• Total profit: $-54,325
• Equity at exit: $11,845

Cash invested: $38,359 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $115,995 ($237/sqft)
• Median days on market: 313 d
• This list price: 82% of active listings are priced below it
• ARV vs active asking: +20.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1606
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,055/yr
• Insurance: −$57
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-154

Break-even live

Break-even rent $1,198

Max offer price $114,744

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-106	+0% $-154	+5% $-201	+10% $-248
Rent	-10% $-233	-5% $-193	+0% $-154	+5% $-114	+10% $-74
Rate	-1.0pp $-85	-0.5pp $-119	base $-154	+0.5pp $-189	+1.0pp $-225

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: $34,249
• Closing costs: $4,110
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Living area approximately 490 (unit of measure implied)Address: 16175 John Morris Road Site 25 #25, Fort Myers, FL 33908
• Financial info: List price: $136,995
• HOA & community: HOA/community fee details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Spec homeSingle-story (site/unit address indicates manufactured/mobile site)
• Construction: Construction year not providedConstruction materials and roof not providedFoundation details not provided
• Exterior features: Property details limited; parking and exterior specifics not provided

Interior

• Kitchen: Included appliances not specified
• Bedrooms: One bedroom
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: HVAC details not provided
• Interior features: Open floor plan (studio-style living)
• Laundry & utility: Laundry details not provided

Listing history 50 events

1. 2026-09-24
   days on market $136,995 Active 174 DOM
2. 2026-09-23
   days on market $136,995 Active 173 DOM
3. 2026-09-22
   days on market $136,995 Active 172 DOM
4. 2026-09-21
   days on market $136,995 Active 171 DOM
5. 2026-09-17
   days on market $136,995 Active 167 DOM
6. 2026-09-13
   days on market $136,995 Active 163 DOM
7. 2026-09-13
   days on market $136,995 Active 162 DOM
8. 2026-09-11
   days on market $136,995 Active 161 DOM
9. 2026-09-05
   days on market $136,995 Active 155 DOM
10. 2026-09-04
    days on market $136,995 Active 154 DOM
11. 2026-08-31
    days on market $136,995 Active 150 DOM
12. 2026-08-28
    days on market $136,995 Active 147 DOM
13. 2026-08-26
    days on market $136,995 Active 145 DOM
14. 2026-08-24
    days on market $136,995 Active 143 DOM
15. 2026-08-23
    days on market $136,995 Active 142 DOM
16. 2026-08-21
    days on market $136,995 Active 140 DOM
17. 2026-08-20
    days on market $136,995 Active 139 DOM
18. 2026-08-19
    days on market $136,995 Active 138 DOM
19. 2026-08-18
    days on market $136,995 Active 137 DOM
20. 2026-08-16
    days on market $136,995 Active 135 DOM
21. 2026-08-15
    days on market $136,995 Active 134 DOM
22. 2026-08-13
    days on market $136,995 Active 132 DOM
23. 2026-08-09
    days on market $136,995 Active 128 DOM
24. 2026-08-06
    days on market $136,995 Active 125 DOM
25. 2026-08-05
    days on market $136,995 Active 124 DOM
26. 2026-07-26
    days on market $136,995 Active 114 DOM
27. 2026-07-24
    days on market $136,995 Active 112 DOM
28. 2026-07-23
    days on market $136,995 Active 111 DOM
29. 2026-07-22
    days on market $136,995 Active 110 DOM
30. 2026-07-21
    days on market $136,995 Active 109 DOM
31. 2026-07-18
    days on market $136,995 Active 106 DOM
32. 2026-07-18
    days on market $136,995 Active 105 DOM
33. 2026-07-16
    days on market $136,995 Active 104 DOM
34. 2026-07-15
    days on market $136,995 Active 103 DOM
35. 2026-07-13
    days on market $136,995 Active 101 DOM
36. 2026-07-13
    days on market $136,995 Active 100 DOM
37. 2026-07-12
    days on market $136,995 Active 99 DOM
38. 2026-07-10
    days on market $136,995 Active 98 DOM
39. 2026-07-10
    days on market $136,995 Active 97 DOM
40. 2026-07-07
    days on market $136,995 Active 95 DOM
41. 2026-07-06
    days on market $136,995 Active 94 DOM
42. 2026-07-05
    days on market $136,995 Active 93 DOM
43. 2026-07-02
    days on market $136,995 Active 90 DOM
44. 2026-07-01
    days on market $136,995 Active 89 DOM
45. 2026-06-30
    days on market $136,995 Active 88 DOM
46. 2026-06-29
    days on market $136,995 Active 87 DOM
47. 2026-06-28
    days on market $136,995 Active 86 DOM
48. 2026-06-25
    days on market $136,995 Active 82 DOM
49. 2026-06-22
    days on market $136,995 Active 79 DOM
50. 2026-06-17
    days on market $136,995 Active 75 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,045
• − Mortgage interest: −$7,674
• − Property taxes: −$2,055
• − Insurance: −$685
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,985
• Taxable loss: −$4,281
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-818/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.

Condition & rehab AI · 8 photos

Good 80/100 None rehab

This move-in-ready manufactured home offers a cozy and well-maintained living space with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the updated kitchen and curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/renters. ↑
• Both Adding a small outdoor seating area — A cozy outdoor space can increase the home's appeal and functionality. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Colonial Elementary School F FL #1,744/2,144 Nat'l #24,299/41,679 Middle Cypress Lake Middle School B+ FL #116/571 Nat'l #1,503/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 72/100

Livability — Iona

• Score: 72/100
• State rank: #359
• US rank: #6253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iona, FL
• County: Lee County · 871,946 people
• 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Living area approximately 490 (unit of measure implied)Address: 16175 John Morris Road Site 25 #25, Fort Myers, FL 33908
• Financial info: List price: $136,995
• HOA & community: HOA/community fee details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Spec homeSingle-story (site/unit address indicates manufactured/mobile site)
• Construction: Construction year not providedConstruction materials and roof not providedFoundation details not provided
• Exterior features: Property details limited; parking and exterior specifics not provided

Interior

• Kitchen: Included appliances not specified
• Bedrooms: One bedroom
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: HVAC details not provided
• Interior features: Open floor plan (studio-style living)
• Laundry & utility: Laundry details not provided