30 Aloe St · Alva, FL 33920

$143,000

2 bd · 2.0 ba · 1,038 sqft · Condo public records · 62 Days on market

Built 1980 $320/mo HOA · 17% of rent ↓ 28% since listing

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Why this score? — see what drove the C 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 +20.5/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 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

Welcome to your slice of paradise on the Caloosahatchee River! Located in a vibrant 55+ riverfront community, this one checks all the boxes for easy, active Florida living. Enjoy Gulf access, a marina with boat slips, fishing pier, boat & RV storage, and a beautiful clubhouse featuring a pool, fitness room, and a full calendar of social activities, all with LOW HOA fees! This move-in-ready home is priced right and offers incredible space with 2 bedrooms, 2 bathrooms, plus a den/office and inside laundry. Originally 1,038 sq ft, a well done addition expands the living area to approximately 1,600 sq ft, giving you the flexibility you’ve been looking for. Step inside to a bright, o

Key facts

• Fishing pier
• Caloosahatchee river
• Gulf access

Tags

• CALOOSAHATCHEE RIVER
• 55+ RIVERFRONT COMMUNITY
• GULF ACCESS
• MARINA WITH BOAT SLIPS
• FISHING PIER
• BOAT AND RV STORAGE

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details); maximum pet weight listed as 1 (confirm with HOA)
• HOA & community: Homeowners association with monthly fee of $320; Association covers management, legal/accounting, grounds maintenance, reserve fund, sewer and water; Community amenities include clubhouse, fitness center, laundry, pool, marina, boat dock, boat ramp, pier, bocce, shuffleboard, billiards, library, barbecue/picnic area, RV/boat storage, storage and sidewalks; Non-gated community with street lights; Senior community; 199 units in the community

Exterior

• Parking: Covered parking; Attached carport; Guest parking; 1 carport space
• Utilities: Public water; Public sewer; High-speed internet available; Underground utilities; Cable not available
• Home design: Manufactured home; Single-story; Entry level 0; Faces east; West exposure
• Construction: Vinyl siding; Built-up and flat roof; Resale condition
• Exterior features: Open patio/porch; Patio; Porch; Community pool

Interior

• Kitchen: Kitchen island; Dishwasher; Electric cooktop; Microwave; Refrigerator; Freezer
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Living/dining room combo; Pantry; Shower only with separate shower; Walk-in closet(s); Window coverings; Window treatments; Home office; Split bedroom floorplan; Workshop; Partially furnished
• Laundry & utility: Washer/dryer hookup in common area; Inside laundry; Dryer; Generator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#514 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools 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: 456 active listings in the ZIP; 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 $989 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 62 days — a 6% lower offer ($134k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 6.3

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,899
• Equity at exit: $21,322

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $6,937
• Equity at exit: $12,364

Cash invested: $40,040 (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 33920

• Home prices YoY: -11.8%
• Active inventory: 456
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$320
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $189

Break-even live

Break-even rent $1,656

Max offer price $143,000

Occupancy floor 85%

Sensitivity live

Price	-10% $288	-5% $239	+0% $189	+5% $140	+10% $90
Rent	-10% $39	-5% $114	+0% $189	+5% $264	+10% $339
Rate	-1.0pp $261	-0.5pp $226	base $189	+0.5pp $152	+1.0pp $114

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-17
   days on market $143,000 Active 62 DOM
2. 2026-06-16
   days on market $143,000 Active 61 DOM
3. 2026-06-15
   days on market $143,000 Active 60 DOM
4. 2026-06-13
   days on market $143,000 Active 58 DOM
5. 2026-06-10
   days on market $143,000 Active 55 DOM
6. 2026-06-09
   days on market $143,000 Active 54 DOM
7. 2026-06-07
   days on market $143,000 Active 52 DOM
8. 2026-06-03
   days on market $143,000 Active 48 DOM
9. 2026-06-02
   days on market $143,000 Active 47 DOM
10. 2026-06-01
    days on market $143,000 Active 46 DOM
11. 2026-05-31
    days on market $143,000 Active 45 DOM
12. 2026-04-16
    listed $143,000 Active
13. 2026-03-31
    historical
14. 2026-02-23
    price $150,000
15. 2026-01-20
    price $155,000
16. 2025-12-31
    price $180,000
17. 2025-11-04
    price $185,000
18. 2025-09-27
    price $190,000
19. 2025-05-27
    price $199,500
20. 2025-05-07
    listed $200,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,745
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$3,840
• − Depreciation: −$4,160
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,213/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 — Alva

• Score: 68/100
• State rank: #514
• US rank: #9471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, FL
• Population (ZIP): 7,689

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 6% Portuguese 5% German 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -47.83%
• Current HPI: 355.9229
• 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

-28.5% since first listed

9 events — show timeline

• 2026-04-16 Listed $143,000 FORTMLS
• 2026-03-31 Listing Removed — FORTMLS
• 2026-02-23 Price Changed $150,000 FORTMLS
• 2026-01-20 Price Changed $155,000 FORTMLS
• 2025-12-31 Price Changed $180,000 FORTMLS
• 2025-11-04 Price Changed $185,000 FORTMLS
• 2025-09-27 Price Changed $190,000 FORTMLS
• 2025-05-27 Price Changed $199,500 FORTMLS
• 2025-05-07 Listed $200,000 FORTMLS

Property tax history

+1.6%/yr

Latest (2025): $203 · +8.7% YoY. Source: county tax records.