15 Fountain View Blvd · North Fort Myers, FL 33903

$87,500

1 bd · 1.0 ba · 388 sqft · Manufactured public records · 29 Days on market

Built 1983 2,090 sqft lot $230/mo HOA · 19% of rent

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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 +21.3/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought after 55+ community of Fountain View. You own the land in this well maintained 1 bedroom 1 bath home that comes fully furnished with everything you need to start living that Florida lifestyle! This home features an open room concept and additional sunroom will be perfect for afternoon gatherings and out of town guests. The side-by-side driveway allows for 2 vehicles, let's not forget the indoor laundry. What are you waiting for? This home will not last!

Key facts

• Turnkey furnished
• Golf courses
• Beautiful beaches

Tags

• TURNKEY FURNISHED
• FULLY STOCKED KITCHEN
• VIBRANT DOWNTOWN FORT MYERS
• BEAUTIFUL BEACHES
• GOLF COURSES
• PARKS

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: HOA with monthly fee ($230); Association covers management, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, sewer, trash and water; Community amenities include clubhouse, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, sport court, storage, laundry, and management; Senior community; Approximately 400 units in community

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Manufactured home; Vinyl siding; Single-story; Entry level: 1; Faces south; North exposure listed for lot
• Construction: Roof over; Vinyl siding construction; Manufactured construction
• Exterior features: Community pool; No additional exterior features listed

Interior

• Kitchen: Range; Microwave
• Bedrooms: No specific room types listed
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Tub/shower; Cable TV available; High-speed internet available; Jalousie windows; Furnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents soft (-1.9%/yr); 472 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 $605 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $70k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $58,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Vista Mar Dr	0.10mi	1/1.0	386 (-0%)	6mo	$30,000	$78	89
10 Fountain View Blvd	0.03mi	1/1.5	442 (+14%)	22mo	$66,500	$150	55

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: -11.0%
• Equity multiple: 0.62×
• Total profit: $-9,415
• Equity at exit: $13,047

10-year hold

• IRR: -8.7%
• Equity multiple: 0.56×
• Total profit: $-10,844
• Equity at exit: $7,565

Cash invested: $24,500 (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: 472
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$36
• HOA: −$230
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $128

Break-even live

Break-even rent $1,059

Max offer price $87,500

Occupancy floor 84%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 20 events

1. 2026-06-17
   days on market $87,500 Active 29 DOM
2. 2026-06-16
   days on market $87,500 Active 28 DOM
3. 2026-06-15
   days on market $87,500 Active 27 DOM
4. 2026-06-13
   days on market $87,500 Active 25 DOM
5. 2026-06-10
   days on market $87,500 Active 22 DOM
6. 2026-06-09
   days on market $87,500 Active 21 DOM
7. 2026-06-08
   days on market $87,500 Active 20 DOM
8. 2026-06-07
   days on market $87,500 Active 19 DOM
9. 2026-06-03
   days on market $87,500 Active 15 DOM
10. 2026-06-02
    days on market $87,500 Active 14 DOM
11. 2026-06-01
    days on market $87,500 Active 13 DOM
12. 2026-05-31
    days on market $87,500 Active 12 DOM
13. 2026-04-20
    listed $87,500 Active
14. 2024-08-02
    soldstatus $70,000
15. 2024-08-01
    soldstatus $70,000 Closed 488-char remark

    Show marketing remark (488 chars)

    Located in the highly sought after 55+ community of Fountain View. You own the land in this well maintained 1 bedroom 1 bath home that comes fully furnished with everything you need to start living that Florida lifestyle! This home features an open room concept and additional sunroom will be perfect for afternoon gatherings and out of town guests. The side-by-side driveway allows for 2 vehicles, let's not forget the indoor laundry. What are you waiting for? This home will not last!

16. 2024-06-26
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Located in the highly sought after 55+ community of Fountain View. You own the land in this well maintained 1 bedroom 1 bath home that comes fully furnished with everything you need to start living that Florida lifestyle! This home features an open room concept and additional sunroom will be perfect for afternoon gatherings and out of town guests. The side-by-side driveway allows for 2 vehicles, let's not forget the indoor laundry. What are you waiting for? This home will not last!

17. 2024-02-23
    price $72,900 488-char remark

    Show marketing remark (488 chars)

    Located in the highly sought after 55+ community of Fountain View. You own the land in this well maintained 1 bedroom 1 bath home that comes fully furnished with everything you need to start living that Florida lifestyle! This home features an open room concept and additional sunroom will be perfect for afternoon gatherings and out of town guests. The side-by-side driveway allows for 2 vehicles, let's not forget the indoor laundry. What are you waiting for? This home will not last!

18. 2024-01-17
    listed $77,500 Active 488-char remark

    Show marketing remark (488 chars)

    Located in the highly sought after 55+ community of Fountain View. You own the land in this well maintained 1 bedroom 1 bath home that comes fully furnished with everything you need to start living that Florida lifestyle! This home features an open room concept and additional sunroom will be perfect for afternoon gatherings and out of town guests. The side-by-side driveway allows for 2 vehicles, let's not forget the indoor laundry. What are you waiting for? This home will not last!

19. 1991-03-21
    soldstatus $30,000
20. 1983-06-01
    soldstatus $11,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 32 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: $14,658
• − Mortgage interest: −$4,901
• − Property taxes: −$1,335
• − Insurance: −$438
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$2,760
• − Depreciation: −$2,545
• Taxable income: $334
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,461/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

+695.5% since first listed

8 events — show timeline

• 2026-04-20 Listed $87,500 FORTMLS
• 2024-08-02 Sold (Public Records) $70,000 Public Records
• 2024-08-01 Sold (MLS) $70,000 FORTMLS
• 2024-06-26 Pending — FORTMLS
• 2024-02-23 Price Changed $72,900 FORTMLS
• 2024-01-17 Listed $77,500 FORTMLS
• 1991-03-21 Sold (Public Records) $30,000 Public Records
• 1983-06-01 Sold (Public Records) $11,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,335 · +28.8% YoY. Source: county tax records.