549 Freedom St · North Fort Myers, FL 33917

$79,975

2 bd · 2.0 ba · 756 sqft · Manufactured public records · 31 Days on market

Built 1974 7,309 sqft lot Est $115k · 30% under $185/mo HOA · 13% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent VALUE in LAZY DAYS! Fully-furnished single-wide is offered Turnkey & Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. You'll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community with 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

Key facts

• Sunny florida room
• Laminate floor
• Eat-in kitchen

Tags

• SUNNY FLORIDA ROOM
• HEATED COMMUNITY POOL
• RECREATION CENTER
• EAT-IN KITCHEN
• BREAKFAST BAR
• LAMINATE FLOOR

Property features AI

Finance

• Financial info: Pets allowed conditionally (call). Up to 2 pets, maximum 25 lbs; dogs or cats only, no vicious breeds
• HOA & community: Monthly association fee of $185; Association covers management, legal/accounting, recreation facilities, reserve fund, street lights, and trash; Community amenities include clubhouse, pool, bocce court, pickleball, shuffleboard, barbecue and picnic areas, RV/boat storage, storage, laundry, library, and management; Street lights in community; Senior community

Exterior

• Parking: Attached carport; Driveway; Paved parking; 2 covered spaces (carport)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; High speed internet available
• Home design: Single-story manufactured home; Vinyl siding; Metal roof; Entry level 1; Faces west; Resale property
• Construction: Manufactured construction; Vinyl siding exterior; Metal roof
• Exterior features: Patio; Storage; Community pool; Corner lot; Paved road; East exposure; Public maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Includes guest quarters; Florida room present
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Built-in features; Eat-in kitchen; Pantry; Window treatments; High speed internet; Split bedrooms; See remarks
• Laundry & utility: Washer; Dryer; Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-57 ($-686/yr) — negative.
• To cash-flow at today's rent, offer at most $70k (12.6% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 11.8% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 ($55k/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 $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 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago 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 $52k; list at $80k implies a 54% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,882 (12.6% 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 31 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.80%
• DSCR: 1.88
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Homefolks St	0.26mi	2/1.0	672 (-11%)	7mo	$107,000	$159	60
818 Homefolks St	0.28mi	2/1.0	672 (-11%)	20mo	$102,000	$152	48
853 Winterest Dr	0.30mi	2/1.5	672 (-11%)	22mo	$65,000	$97	47

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-16,724
• Equity at exit: $11,925

10-year hold

• IRR: -15.8%
• Equity multiple: 0.12×
• Total profit: $-19,764
• Equity at exit: $6,915

Cash invested: $22,393 (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: 846
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$419
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$185
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-57

Break-even live

Break-even rent $1,452

Max offer price $69,882

Occupancy floor 99%

Sensitivity live

Price	-10% $-12	-5% $-34	+0% $-57	+5% $-80	+10% $-102
Rent	-10% $-166	-5% $-112	+0% $-57	+5% $-3	+10% $52
Rate	-1.0pp $-17	-0.5pp $-37	base $-57	+0.5pp $-78	+1.0pp $-99

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: $19,994
• Closing costs: $2,399
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	25d	1	0.19mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	25d	1	0.56mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	25d	1	0.59mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	5d	1	0.61mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	25d	1	0.66mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	25d	1	0.71mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	0.91mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	25d	1	0.91mi
1846 Powell Dr Unit 28 North Fort Myers, FL	1.0	1.0	850	$1,500	$1.76	5d	1	0.98mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	25d	1	1.02mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	25d	1	1.05mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	5d	1	1.05mi
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	25d	1	1.06mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	1.15mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	1.16mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	16d	1	1.18mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	25d	1	1.31mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	25d	1	1.36mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	12d	1	1.37mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	5d	1	1.38mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	5d	1	1.40mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	3d	27	1.42mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	25d	1	1.42mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	5d	1	1.45mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	25d	1	1.47mi
121 Coachlight Ln North Fort Myers, FL	1.0	1.0	552	$795	$1.44	25d	1	1.49mi

HOA detail

• Monthly dues: $185 · $2,220/yr
• Likely covers: landscapingpool

Listing history 27 events

1. 2026-06-22
   days on market $79,975 Active 31 DOM
2. 2026-06-17
   days on market $79,975 Active 27 DOM
3. 2026-06-16
   days on market $79,975 Active 26 DOM
4. 2026-06-15
   days on market $79,975 Active 25 DOM
5. 2026-06-13
   days on market $79,975 Active 23 DOM
6. 2026-06-10
   days on market $79,975 Active 20 DOM
7. 2026-06-09
   days on market $79,975 Active 19 DOM
8. 2026-06-08
   days on market $79,975 Active 18 DOM
9. 2026-06-07
   days on market $79,975 Active 17 DOM
10. 2026-06-03
    days on market $79,975 Active 13 DOM
11. 2026-06-02
    days on market $79,975 Active 12 DOM
12. 2026-06-01
    days on market $79,975 Active 11 DOM
13. 2026-05-31
    days on market $79,975 Active 10 DOM
14. 2026-05-19
    listed $79,975 Active
15. 2018-12-10
    soldstatus $52,000
16. 2018-11-30
    soldstatus $52,000 Sold 932-char remark

    Show marketing remark (932 chars)

    Excellent VALUE in LAZY DAYS! Fully-furnished single-wide is offered Turnkey & Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. You'll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community with 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

17. 2018-10-27
    status Pending With Contingencies 932-char remark

    Show marketing remark (932 chars)

    Excellent VALUE in LAZY DAYS! Fully-furnished single-wide is offered Turnkey & Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. You'll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community with 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

18. 2018-01-31
    listed $55,000 Active 932-char remark

    Show marketing remark (932 chars)

    Excellent VALUE in LAZY DAYS! Fully-furnished single-wide is offered Turnkey & Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. You'll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community with 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

19. 2016-03-24
    price $50,000 892-char remark

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

20. 2016-03-24
    soldstatus $50,000 Sold 892-char remark

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

21. 2016-03-24
    soldstatus $50,000

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

22. 2016-03-20
    price $55,000 892-char remark

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

23. 2016-03-10
    status Pending 892-char remark

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

24. 2016-02-04
    listed $55,000 Active 892-char remark

    Show marketing remark (892 chars)

    Immaculate, meticulously-maintained single-wide Priced to Sell! Ideally located on a quiet street near the heated community pool & recreation center. Enjoy the good life in sunny Florida with LOW monthly fee of only $135! Own this unit AND your LAND while you RELAX with MAINTENANCE-FREE AFFORDABLE LIVING! This charming unit comes furnished & ready to move in. Youll love the Bright & Cheery eat-in kitchen with breakfast bar & laminate floor, sunny Florida room, ample storage, and awnings for weather protection. Washer/dryer conveniently located in the shed. Walk to the pool & enjoy a friendly 55+ Community w/ 2 clubhouses, heated pool, shuffleboard, ponds, parks, mature landscaping, street lights. Low-cost RV & boat storage available on-site! Life is good at Lazy Days! A great place to live year-round or as a 2nd home for warm weather enjoyment!

25. 2010-11-16
    soldstatus $38,000
26. 2010-11-16
    price $39,900
27. 1989-04-01
    soldstatus $30,900

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $16,551
• − Mortgage interest: −$4,480
• − Property taxes: −$990
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − HOA: −$2,220
• − Depreciation: −$2,327
• Taxable loss: −$1,632
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $-294/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): 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

+158.8% since first listed

14 events — show timeline

• 2026-05-19 Listed $79,975 FORTMLS
• 2018-12-10 Sold (Public Records) $52,000 Public Records
• 2018-11-30 Sold (MLS) $52,000 FORTMLS
• 2018-10-27 Pending — FORTMLS
• 2018-01-31 Listed $55,000 FORTMLS
• 2016-03-24 Price Changed $50,000 FORTMLS
• 2016-03-24 Sold (Public Records) $50,000 Public Records
• 2016-03-24 Sold (MLS) $50,000 FORTMLS
• 2016-03-20 Price Changed $55,000 FORTMLS
• 2016-03-10 Pending — FORTMLS
• 2016-02-04 Listed $55,000 FORTMLS
• 2010-11-16 Price Changed $39,900 FORTMLS
• 2010-11-16 Sold (MLS) $38,000 FORTMLS
• 1989-04-01 Sold (Public Records) $30,900 Public Records

Property tax history

+23.2%/yr

Latest (2025): $990 · -13.2% YoY. Source: county tax records.