3134 Linwood Dr · North Fort Myers, FL 33917

$150,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 46 Days on market

Built 1987 4,573 sqft lot Est $114k · 32% over $125/mo HOA · 8% 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 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

55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

Key facts

• Remodeled kitchen
• Newer metal roof
• Granite countertops

Tags

• NEWER METAL ROOF
• UPDATED VAPOR BARRIER
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• MODERN GRAY CABINETRY

Property features AI

Finance

• Other: Irrigation: municipal (assessment paid); Lot is rectangular on a private, paved road maintained privately (approx. 0.105 acres, dimensions 53 x 85 x 55 x 85); Zoning: MH-1
• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee of $125; HOA includes association management, laundry, recreation facilities, road maintenance and trash; Community amenities: clubhouse, fitness center, pool, spa/hot tub, billiards/billiard room, library, bocce court, shuffleboard court, management; Senior community; 351 units in community

Exterior

• Parking: Assigned covered parking; Attached carport; Covered spaces: 2; Carport with 2 spaces; Driveway parking; Paved parking; RV access/parking; Two spaces
• Security: Smoke detector(s)
• Utilities: Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Manufactured home; 1 story; Entry level: 1; Faces west; Exposed to the east
• Construction: Vinyl siding; Metal roof; Resale condition
• Exterior features: Courtyard; Patio; Patio and porch: patio; Shutters (manual); Outbuilding; Community pool

Interior

• Kitchen: Dishwasher; Freezer; Icemaker; Microwave; Refrigerator; Refrigerator with ice maker; Self-cleaning oven; Disposal
• Bedrooms: Bedroom on main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Built-in features; Cathedral ceilings; Family/dining room; Living/dining room; Pantry; Shower only (separate shower); Walk-in closet(s); Window treatments; High-speed internet; Double-hung windows; Window coverings; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry inside; Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising (+2.6%/yr); 846 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $1k 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 46 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
974 Restful Rd	0.65mi	2/2.0	960 (-4%)	3mo	$109,575	$114	60
16034 Citron Way	0.73mi	2/2.0	960 (-4%)	7mo	$125,000	$130	54
16041 Citron Way	0.73mi	2/2.0	960 (-4%)	7mo	$92,000	$96	54
3541 Celestial Way	0.68mi	2/2.0	864 (-14%)	7mo	$50,000	$58	40

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,838
• Equity at exit: $22,365

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,086
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$787
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$62
• HOA: −$125
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $189

Break-even live

Break-even rent $1,407

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $273	-5% $231	+0% $189	+5% $146	+10% $104
Rent	-10% $59	-5% $124	+0% $189	+5% $254	+10% $319
Rate	-1.0pp $264	-0.5pp $227	base $189	+0.5pp $150	+1.0pp $110

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	4d	1	0.23mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	25d	1	0.35mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	25d	1	0.54mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	16d	1	0.61mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	25d	1	0.67mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	4d	1	0.68mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	4d	1	0.71mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	16d	1	0.87mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	15d	1	0.94mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	16d	1	0.96mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	25d	1	1.00mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	16d	1	1.03mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	17d	1	1.03mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	25d	1	1.05mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	17d	1	1.05mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	25d	1	1.05mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	16d	9	1.06mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	13d	1	1.10mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	25d	1	1.11mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	4d	3	1.13mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	25d	2	1.13mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	16d	1	1.13mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	25d	1	1.13mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	25d	1	1.14mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	25d	1	1.14mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	25d	1	1.16mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	25d	2	1.16mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	4d	2	1.16mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	3d	21	1.19mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	25d	1	1.20mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	25d	1	1.41mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-22
   days on market $150,000 Active 46 DOM
2. 2026-06-17
   days on market $150,000 Active 42 DOM
3. 2026-06-16
   days on market $150,000 Active 41 DOM
4. 2026-06-15
   days on market $150,000 Active 40 DOM
5. 2026-06-13
   days on market $150,000 Active 38 DOM
6. 2026-06-10
   days on market $150,000 Active 35 DOM
7. 2026-06-09
   days on market $150,000 Active 34 DOM
8. 2026-06-08
   days on market $150,000 Active 33 DOM
9. 2026-06-07
   days on market $150,000 Active 32 DOM
10. 2026-06-03
    days on market $150,000 Active 28 DOM
11. 2026-06-02
    days on market $150,000 Active 27 DOM
12. 2026-06-01
    days on market $150,000 Active 26 DOM
13. 2026-05-31
    days on market $150,000 Active 25 DOM
14. 2026-05-06
    listed $150,000 Active
15. 2024-02-29
    soldstatus $170,000
16. 2016-05-02
    price $77,500 468-char remark

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

17. 2016-04-29
    price $80,000 468-char remark

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

18. 2016-04-29
    soldstatus $77,500 Sold 468-char remark

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

19. 2016-04-29
    soldstatus $77,500

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

20. 2016-04-15
    status Pending With Contingencies 468-char remark

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

21. 2016-04-13
    listed $80,000 Active 468-char remark

    Show marketing remark (468 chars)

    55+ Community, great location! Two bedroom, two bath home with CATHEDRAL ceilings. This home boasts a two car carport, wood floors throughout, freshly painted, lushly landscaped, with brick walkway. A glass porch addition on front of home adds approximately 115 more square feet. A/C new in 2015 and manual storm shutters!!! Community pool, fishing pier, shuffleboard and so much more. Central to beaches and shopping. Hurry homes in this development don't last long.

22. 2002-09-20
    soldstatus $64,500
23. 2002-09-17
    soldstatus $64,500
24. 1998-05-18
    listed $47,000
25. 1997-04-25
    soldstatus $46,500
26. 1995-09-21
    soldstatus $44,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $19,745
• − Mortgage interest: −$8,402
• − Property taxes: −$1,647
• − Insurance: −$750
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$1,500
• − Depreciation: −$4,364
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,281/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): 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

+240.9% since first listed

13 events — show timeline

• 2026-05-06 Listed $150,000 FORTMLS
• 2024-02-29 Sold (Public Records) $170,000 Public Records
• 2016-05-02 Price Changed $77,500 FORTMLS
• 2016-04-29 Sold (Public Records) $77,500 Public Records
• 2016-04-29 Sold (MLS) $77,500 FORTMLS
• 2016-04-29 Price Changed $80,000 FORTMLS
• 2016-04-15 Pending — FORTMLS
• 2016-04-13 Listed $80,000 FORTMLS
• 2002-09-20 Sold (Public Records) $64,500 Public Records
• 2002-09-17 Sold (MLS) $64,500 FORTMLS
• 1998-05-18 Listed $47,000 FORTMLS
• 1997-04-25 Sold (Public Records) $46,500 Public Records
• 1995-09-21 Sold (Public Records) $44,000 Public Records

Property tax history

+22.9%/yr

Latest (2025): $1,647 · +250.9% YoY. Source: county tax records.