8106 Penny Dr · Suncoast Estates, FL 33917

$120,000

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 39 Days on market

Built 1980 0.31 ac lot Est $86k · 39% over

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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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

Key facts

• No restrictions
• Bonus room
• Fenced lot

Tags

• BONUS ROOM
• FENCED LOT
• DETACHED STORAGE BUILDING
• OUTDOOR LIVING
• NO HOA
• NO RESTRICTIONS

Property features AI

Finance

• Other: Oversized lot (approx. 0.312 acres) with dimensions 101 x 135 x 101 x 135; Zoned MH-1; Lot exposure to the west
• Financial info: Pets allowed
• HOA & community: No association fee

Exterior

• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home; Single-story; Entry level 1; Faces east; Resale
• Construction: Vinyl siding; Built-up roof; Flat roof
• Exterior features: Fenced yard; Room for pool; Storage

Interior

• Kitchen: Electric cooktop; Freezer; Microwave; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace; Window-unit heating; Wall-unit cooling; Window-unit cooling
• Interior features: Living/dining room; Separate shower; Shower only; Split bedrooms; Other; Single-hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute D, amenities F, employment D-.
• 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $830 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 39 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $86,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8352 Barbie Ln	0.52mi	2/2.0 (-1)	924 (-2%)	10mo	$85,000	$92	56

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,314
• Equity at exit: $17,892

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $12,242
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$629
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $229

Break-even live

Break-even rent $1,054

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $297	-5% $263	+0% $229	+5% $195	+10% $161
Rent	-10% $123	-5% $176	+0% $229	+5% $282	+10% $336
Rate	-1.0pp $290	-0.5pp $260	base $229	+0.5pp $198	+1.0pp $167

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8086 Heck Dr Unit 6 North Fort Myers, FL	2.0	1.0	600	$800	$1.33	25d	1	0.19mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	25d	1	0.24mi
8205 Suncoast Dr North Fort Myers, FL	2.0	1.0	672	$850	$1.26	25d	1	0.39mi
2211 Cantor Ln North Fort Myers, FL	2.0	2.0	672	$850	$1.26	3d	1	0.50mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	25d	1	0.56mi
7869 Suncoast Dr North Fort Myers, FL	2.0	1.0	564	$850	$1.51	3d	1	0.61mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	4d	1	0.69mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	4d	1	0.89mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	25d	1	0.91mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	25d	1	1.05mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	25d	1	1.15mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	15d	1	1.17mi
7535 McDaniel Dr North Fort Myers, FL	2.0	1.0	644	$850	$1.32	25d	1	1.17mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	25d	1	1.36mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,524	$1.36	3d	17	1.44mi
249 Fireball Ln North Fort Myers, FL	2.0	1.5	624	$1,350	$2.16	4d	1	1.49mi

Listing history 23 events

1. 2026-06-22
   days on market $120,000 Active 39 DOM
2. 2026-06-17
   days on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Active 34 DOM
4. 2026-06-15
   days on market $120,000 Active 33 DOM
5. 2026-06-13
   days on market $120,000 Active 31 DOM
6. 2026-06-10
   days on market $120,000 Active 28 DOM
7. 2026-06-09
   days on market $120,000 Active 27 DOM
8. 2026-06-08
   days on market $120,000 Active 26 DOM
9. 2026-06-07
   days on market $120,000 Active 25 DOM
10. 2026-06-03
    days on market $120,000 Active 21 DOM
11. 2026-06-02
    days on market $120,000 Active 20 DOM
12. 2026-06-01
    days on market $120,000 Active 19 DOM
13. 2026-05-31
    days on market $120,000 Active 18 DOM
14. 2026-05-13
    listed $120,000 Active
15. 2026-04-27
    historical
16. 2026-02-25
    price $140,000
17. 2025-11-27
    listed $150,000 Active
18. 2024-03-22
    soldstatus $110,000 Sold 213-char remark

    Show marketing remark (213 chars)

    HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

19. 2024-03-22
    soldstatus $110,000

    Show marketing remark (213 chars)

    HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

20. 2024-03-07
    status Pending 213-char remark

    Show marketing remark (213 chars)

    HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

21. 2024-02-28
    status Pending With Contingencies 213-char remark

    Show marketing remark (213 chars)

    HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

22. 2024-02-25
    listed $113,667 Active 213-char remark

    Show marketing remark (213 chars)

    HERE'S THE DEAL YOU'VE BEEN WAITING FOR! Large, oversized fenced it lot with a shed, 4 Bedroom, 1 Bath available for sale! Unit overall in good condition, some work needed. GREAT FIRST HOME OR INVESTMENT PROPERTY!

23. 1990-10-12
    soldstatus $12,000

ⓘ 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: $1,840 · $153/mo
• Projected year-2 tax: $1,840 · $153/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: $16,131
• − Mortgage interest: −$6,722
• − Property taxes: −$1,840
• − Insurance: −$600
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,491
• Taxable income: $898
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,537/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, 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

+900.0% since first listed

10 events — show timeline

• 2026-05-13 Listed $120,000 FORTMLS
• 2026-04-27 Listing Removed — NAPLESMLS
• 2026-02-25 Price Changed $140,000 NAPLESMLS
• 2025-11-27 Listed $150,000 NAPLESMLS
• 2024-03-22 Sold (Public Records) $110,000 Public Records
• 2024-03-22 Sold (MLS) $110,000 NAPLESMLS
• 2024-03-07 Pending — NAPLESMLS
• 2024-02-28 Pending — NAPLESMLS
• 2024-02-25 Listed $113,667 NAPLESMLS
• 1990-10-12 Sold (Public Records) $12,000 Public Records

Property tax history

+20.7%/yr

Latest (2025): $1,840 · +441.4% YoY. Source: county tax records.