485 Jacklin Ln · North Fort Myers, FL 33903

$140,000

2 bd · 2.0 ba · 1,056 sqft · Condo public records · 408 Days on market

Built 1980 $550/mo HOA · 32% of rent

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Why this score? — see what drove the D 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 +11.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home in Six Lakes Country Club! New Roof! This stunning manufactured home boasts 2 bedrooms and 2 bathrooms, perfect for comfortable living. The kitchen is a chef's delight with Epoxy counters, stainless steel appliances, and custom pull outs in the cabinets. The open kitchen with island is ideal for entertaining guests, while the great room provides a cozy space to relax and unwind. The wood flooring adds a touch of elegance to the home, while the updated vanities in both bathrooms offer a modern touch. The 3/4 plywood subfloor throughout ensures durability and longevity. Additionally, a golf cart is included, making it easy to explore the community and enjoy all the

Key facts

• Wood flooring
• 3/4 plywood subfloor
• Updated vanities

Tags

• NEW ROOF
• GOLF CART INCLUDED
• UPDATED VANITIES
• OPEN KITCHEN WITH ISLAND
• WOOD FLOORING
• 3/4 PLYWOOD SUBFLOOR

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with quarterly fee; Association includes management, cable TV, golf, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights, security, and trash; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, shuffleboard, billiards, business center, library, hobby room, putting greens, restaurant; Gated community with street lights; Senior community; Community contains 595 units

Exterior

• Parking: Attached carport; 2 covered spaces (2-car carport)
• Security: Gated community with guard; Security gate
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home with vinyl siding; One story; Entry level: 1; Faces north; South exposure on lot
• Construction: Manufactured construction; Vinyl siding; Roof over
• Exterior features: Patio; Lanai; Screened porch; Porch; Outbuilding

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: Bedroom on main level; Den (additional living space); Florida room; Great room; Screened porch
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Breakfast bar; Eat-in kitchen; Kitchen island; Pantry; Separate shower (shower only); Cable TV; High-speed internet; Window treatments; Single-hung and sliding windows
• Laundry & utility: Washer hookup in garage; Dryer hookup in garage; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-39 ($-464/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 soft (-1.9%/yr); 477 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 37% 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 $968 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 408 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $140k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% 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 408 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 6.7

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: -23.1%
• Equity multiple: 0.24×
• Total profit: $-29,959
• Equity at exit: $20,874

10-year hold

• IRR: -37.8%
• Equity multiple: -0.22×
• Total profit: $-47,788
• Equity at exit: $12,105

Cash invested: $39,200 (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: 477
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$58
• HOA: −$550
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-39

Break-even live

Break-even rent $1,794

Max offer price $133,170

Occupancy floor 97%

Sensitivity live

Price	-10% $41	-5% $1	+0% $-39	+5% $-78	+10% $-118
Rent	-10% $-176	-5% $-108	+0% $-39	+5% $30	+10% $99
Rate	-1.0pp $32	-0.5pp $-3	base $-39	+0.5pp $-75	+1.0pp $-112

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,382	$2.13	5d	41	0.33mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	25d	1	0.47mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	25d	1	0.54mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	3d	27	0.72mi
3050 Steeple Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1003	$1,668	$1.66	4d	27	0.79mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	16d	1	0.81mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	25d	1	0.98mi
2627 Riverfield Rd Cape Coral, FL	3.0	2.5	1324	$1,424	$1.08	25d	1	0.99mi
2309 NE 15th Ln Cape Coral, FL	3.0	2.0	1250	$1,595	$1.28	5d	1	0.99mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	5d	1	1.00mi
2221 NE 15th Ln Cape Coral, FL	2.0	2.0	1400	$1,675	$1.20	18d	1	1.07mi
2505 Liberty Park Dr Cape Coral, FL	1.0–2.0	1.0–2.0	1092	$2,203	$2.02	5d	14	1.10mi
446 San Bernardino St North Fort Myers, FL	2.0	1.0	1104	$1,590	$1.44	12d	1	1.12mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	5d	1	1.14mi
2500 Ne Pine Island Rd North Fort Myers, FL	1.0–3.0	1.0–2.0	962	$2,018	$2.10	5d	19	1.17mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	5d	1	1.27mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	25d	1	1.30mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	25d	1	1.30mi
2006 NE 15th Ter Cape Coral, FL	3.0	2.0	1141	$1,999	$1.75	12d	1	1.38mi
1125 Winding Pines Cir #207 Cape Coral, FL	2.0	2.0	1338	$1,550	$1.16	25d	1	1.41mi
1085 Hancock Creek South Blvd #203 Cape Coral, FL	2.0	2.0	1199	$1,475	$1.23	5d	1	1.48mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-02
   statusdays on market $140,000 Pending 408 DOM
2. 2026-06-01
   days on market $140,000 Active 407 DOM
3. 2026-06-01
   days on market $140,000 Active 406 DOM
4. 2026-03-20
   price $140,000
5. 2026-02-23
   status Active
6. 2026-02-13
   status Pending
7. 2025-04-10
   listed $149,000 Active
8. 2023-11-01
   historical
9. 2023-06-06
   price $164,900
10. 2023-05-17
    listed $174,900 Active
11. 1998-03-19
    soldstatus $48,900

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$269/yr (+$22/mo · 30.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 4 d/yr ≥106°F today · 16 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: $20,936
• − Mortgage interest: −$7,842
• − Property taxes: −$893
• − Insurance: −$700
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$6,600
• − Depreciation: −$4,073
• Taxable loss: −$2,522
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $141/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

+186.3% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $140,000 FORTMLS
• 2026-02-23 Relisted — FORTMLS
• 2026-02-13 Pending — FORTMLS
• 2025-04-10 Listed $149,000 FORTMLS
• 2023-11-01 Listing Removed — FORTMLS
• 2023-06-06 Price Changed $164,900 FORTMLS
• 2023-05-17 Listed $174,900 FORTMLS
• 1998-03-19 Sold (Public Records) $48,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $893 · +4.3% YoY. Source: county tax records.