121 Caravan Cir · North Fort Myers, FL 33903

$98,600

1 bd · 1.0 ba · 667 sqft · Manufactured public records · 105 Days on market

Built 1987 2,178 sqft lot $230/mo HOA · 17% 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 +21.4/30.0
• 1% rule +8.5/10.0
• 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

Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

Key facts

• Fountain view
• Clubhouse
• Volleyball

Tags

• FOUNTAIN VIEW
• HEATED POOL
• CLUBHOUSE
• VOLLEYBALL
• SHUFFLEBOARD
• LIBRARY

Property features AI

Finance

• Financial info: Pets allowed on a conditional basis (call for details)
• HOA & community: Homeowners association with monthly fee; Association fee listed as $230 monthly; HOA covers association management, legal/accounting, grounds maintenance, recreation facilities, and reserve fund; Community amenities include clubhouse, pool, spa/hot tub, bocce court, shuffleboard, tennis courts, sport court, and on-site management; Community of approximately 400 units; Senior community

Exterior

• Parking: Driveway; Paved parking
• Utilities: Cable available; High-speed internet available; Sewer assessment paid; Water assessment paid
• Home design: Manufactured home; Single-story; Entry at level 1; Faces north
• Construction: Vinyl siding; Metal roof; Appraised lot dimensions 36 x 60 x 36 x 60; Property resale condition
• Exterior features: Community pool; No additional exterior features listed; Rectangular lot; Paved road access; South exposure

Interior

• Kitchen: Cooktop; Microwave; Self-cleaning oven; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Furnished; Built-in features; Combined living and dining area; Tub with shower; Cable TV available; High-speed internet available; Single-hung and sliding windows with shutters
• Laundry & utility: Washer and dryer included; Washer/dryer hookups inside; Common area laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% 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; 2 comparable units currently listed for rent nearby; 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 $682 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 105 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,726 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.35% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 6.2

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-10,459
• Equity at exit: $14,702

10-year hold

• IRR: -8.1%
• Equity multiple: 0.58×
• Total profit: $-11,633
• Equity at exit: $8,525

Cash invested: $27,608 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$41
• HOA: −$230
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $146

Break-even live

Break-even rent $1,150

Max offer price $98,600

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: $24,650
• Closing costs: $2,958
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10011 Merion Ct North Fort Myers, FL	2.0	1.5	750	$1,100	$1.47	10d	1	0.43mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$1,494	$1.42	1d	21	1.37mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 20 events

1. 2026-06-09
   days on market $98,600 Active 105 DOM
2. 2026-06-07
   days on market $98,600 Active 103 DOM
3. 2026-06-02
   days on market $98,600 Active 98 DOM
4. 2026-06-01
   days on market $98,600 Active 97 DOM
5. 2026-06-01
   days on market $98,600 Active 96 DOM
6. 2026-03-09
   price $98,600
7. 2026-02-24
   listed $105,000 Active
8. 2025-06-11
   historical
9. 2025-01-29
   price $99,500
10. 2025-01-11
    price $114,500
11. 2024-12-12
    listed $119,500 Active
12. 2023-12-01
    soldstatus $90,000 Closed 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

13. 2023-12-01
    soldstatus $90,000

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

14. 2023-11-17
    status Pending 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

15. 2023-11-11
    status Active 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

16. 2023-11-02
    status Pending 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

17. 2023-09-13
    price $114,500 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

18. 2023-07-31
    listed $119,500 Active 890-char remark

    Show marketing remark (890 chars)

    Are you dreading those cold winter days and nights without any sunshine? Well, this is your answer. .. The Florida lifestyle in Fountain View RV Resort. Wall to wall windows allow a beautiful Florida sunrise to welcome the day. This cozy 1 Bed 2 Bath home offers 667 Sq ft of space and comes fully equipped with ALL appliances such as oven/range, fridge and microwave. With great features like a central A/C unit, ceiling fans, lots of windows, and lots of built-in cabinets, this home leaves nothing to not be desired. Other appliances included are washer and dryer set. That's not all. The exterior siding is made of sturdy vinyl. Pristine and filled with natural light, this home is ready for an owner who is ready to enjoy the warm climate and friendly neighbors in this award-winning community which is close to the best of what SWFL has to offer. Don't miss out and come see it today!

19. 1987-03-05
    soldstatus $14,400
20. 1987-03-01
    soldstatus $14,400

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 · 31 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: $16,009
• − Mortgage interest: −$5,523
• − Property taxes: −$1,443
• − Insurance: −$493
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − HOA: −$2,760
• − Depreciation: −$2,868
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $1,660/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

+584.7% since first listed

15 events — show timeline

• 2026-03-09 Price Changed $98,600 FORTMLS
• 2026-02-24 Listed $105,000 FORTMLS
• 2025-06-11 Listing Removed — FORTMLS
• 2025-01-29 Price Changed $99,500 FORTMLS
• 2025-01-11 Price Changed $114,500 FORTMLS
• 2024-12-12 Listed $119,500 FORTMLS
• 2023-12-01 Sold (Public Records) $90,000 Public Records
• 2023-12-01 Sold (MLS) $90,000 FORTMLS
• 2023-11-17 Pending — FORTMLS
• 2023-11-11 Relisted — FORTMLS
• 2023-11-02 Pending — FORTMLS
• 2023-09-13 Price Changed $114,500 FORTMLS
• 2023-07-31 Listed $119,500 FORTMLS
• 1987-03-05 Sold (Public Records) $14,400 Public Records
• 1987-03-01 Sold (Public Records) $14,400 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,443 · +9.5% YoY. Source: county tax records.