75 Hacienda Blvd · Fort Myers, FL 33905

$82,500

2 bd · 2.0 ba · 720 sqft · Condo public records · 22 Days on market

Built 1974 $257/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Your Next Chapter in Paradise! Discover the perfect blend of comfort, community, and convenience in this charming 2-bedroom, 2-bath manufactured home located in the heart of our vibrant 55+ active lifestyle community. Step inside to find: Bright, open living space with large windows and plenty of natural light. Comfortable kitchen with modern appliances and plenty of seating. Spacious master suite with built-in desk/vanity. Screened-in lanai — perfect for morning coffee or evening breezes. Community perks include: Heated pool & Tiki Hut for year-round enjoyment and social gatherings. Clubhouse with pool tables, event stage, game room, and library. Shuffleboard, pick

Key facts

• Shuffleboard courts
• Clubhouse
• Pickleball courts

Tags

• SCREENED-IN LANAI
• HEATED POOL
• TIKI HUT
• CLUBHOUSE
• SHUFFLEBOARD COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Financial info: Part of a 300-unit community; Pets allowed with conditions (call for details)
• HOA & community: Monthly association fee; Association covers laundry, grounds maintenance, and recreation facilities; Community amenities: clubhouse, fitness center, pool, bocce court, pickleball, tennis courts, shuffleboard, billiards/billiard room, library, business center, cabana, management on site

Exterior

• Parking: Attached covered carport; 1 carport space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home; 1 story; Entry level: 1; North-facing
• Construction: Vinyl siding; Shingle roof; Manufactured construction
• Exterior features: Glass-enclosed porch; Porch; Manual exterior shutters; Community pool; Rectangular lot; South exposure

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedrooms on entry level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Living/Dining room; Pantry; Tub with shower; Window treatments; Double-hung and single-hung windows; Shutters (interior); Unfurnished
• Laundry & utility: Washer and dryer included; Laundry inside; Common area laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $82k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.0% in 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 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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 (-3.0%/yr); 763 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $570 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 22 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.69% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,678
• Equity at exit: $12,301

10-year hold

• IRR: 8.8%
• Equity multiple: 1.56×
• Total profit: $12,887
• Equity at exit: $7,133

Cash invested: $23,100 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$433
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$34
• HOA: −$257
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $314

Break-even live

Break-even rent $998

Max offer price $82,500

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3870 Calle De Jardin Fort Myers, FL	1.0–3.0	1.0–2.0	952	$1,229	$1.29	23d	1	0.25mi
3875 E Michigan Ave Fort Myers, FL	1.0–2.0	1.0	710	$1,621	$2.28	14d	1	0.34mi
4104 Desoto Ave Fort Myers, FL	2.0	1.0	700	$1,195	$1.71	23d	1	1.18mi
4900 Tice St Unit 5 Fort Myers, FL	2.0	1.0	700	$800	$1.14	23d	1	1.21mi
227 Maria St Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	23d	1	1.27mi
221 Maria St Unit 225 Fort Myers, FL	2.0	1.0	720	$1,095	$1.52	23d	1	1.28mi
464 Carolina Ave Unit A Fort Myers, FL	2.0	1.0	714	$1,150	$1.61	3d	1	1.32mi
464 Carolina Ave Fort Myers, FL	2.0	1.0	750	$975	$1.30	19d	1	1.32mi
9145 Flying Eagle DR Tice, FL	1.0–3.0	1.0–2.5	1072	$2,174	$2.03	3d	14	1.38mi
3814 Desoto Ave Fort Myers, FL	1.0	1.0	700	$959	$1.37	3d	1	1.49mi

HOA detail condo

• Monthly dues: $257 · $3,084/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $82,500 Active 22 DOM
2. 2026-06-17
   days on market $82,500 Active 21 DOM
3. 2026-06-16
   days on market $82,500 Active 20 DOM
4. 2026-06-15
   days on market $82,500 Active 19 DOM
5. 2026-06-13
   days on market $82,500 Active 17 DOM
6. 2026-06-10
   days on market $82,500 Active 14 DOM
7. 2026-06-09
   days on market $82,500 Active 13 DOM
8. 2026-06-08
   days on market $82,500 Active 12 DOM
9. 2026-06-07
   days on market $82,500 Active 11 DOM
10. 2026-06-03
    days on market $82,500 Active 7 DOM
11. 2026-06-02
    days on market $82,500 Active 6 DOM
12. 2026-06-01
    days on market $82,500 Active 5 DOM
13. 2026-05-31
    days on market $82,500 Active 4 DOM

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $776 · $65/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $16,746
• − Mortgage interest: −$4,621
• − Property taxes: −$776
• − Insurance: −$412
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − HOA: −$3,084
• − Depreciation: −$2,400
• Taxable income: $2,772
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,099/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 — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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

-98.8% since first listed

10 events — show timeline

• 2026-05-26 Listed $82,500 FORTMLS
• 2026-04-30 Listing Removed — FORTMLS
• 2026-01-06 Price Changed $89,500 FORTMLS
• 2025-10-09 Listed $95,000 FORTMLS
• 2024-12-11 Listing Removed — FORTMLS
• 2024-09-27 Listed $99,000 FORTMLS
• 2022-01-31 Sold (MLS) $85,000 FORTMLS
• 2022-01-10 Pending — FORTMLS
• 2021-12-15 Listed $89,500 FORTMLS
• 1995-10-12 Sold (Public Records) $6,600,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $776 · -51.0% YoY. Source: county tax records.