184 Caravan Cir · North Fort Myers, FL 33903

$80,000

1 bd · 1.0 ba · 446 sqft · Manufactured public records · 58 Days on market

Built 1987 2,090 sqft lot Est $67k · 20% over $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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This is the one you’ve been waiting for. Welcome to 184 Caravan Circle, ideally situated on a premium corner lot in the highly sought-after community of Fountain View in North Fort Myers. From the moment you arrive, you’ll feel the space and privacy this oversized homesite provides—perfectly paired with a layout designed for easy Florida living. Inside, you’ll find 1 bedroom plus an expansive den that easily accommodates guests, a home office, or additional living space. The home offers two full bathrooms, indoor laundry, and a comfortable, move-in-ready feel that makes settling in effortless. And here’s what truly sets this property apart—you own the lan

Key facts

• Premium corner lot
• Oversized homesite
• Low hoa fees

Tags

• PREMIUM CORNER LOT
• OVERSIZED HOMESITE
• EXPANSIVE DEN
• INDOOR LAUNDRY
• YOU OWN THE LAND
• LOW HOA FEES

Property features AI

Finance

• Other: Pets allowed with conditions (call)
• HOA & community: Homeowners association with $230 monthly fee; Association fee includes use of recreation facilities, sewer, and trash; Community amenities: clubhouse, fitness center, billiards room, hobby room, pool, tennis courts; Street lighting; Senior community; On-site management

Exterior

• Parking: Detached carport; 2 covered spaces (carport)
• Security: Smoke detectors
• Utilities: Cable available; High-speed internet available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Manufactured home; One story; Faces east; Resale condition
• Construction: Aluminum siding; Roof over; Manufactured construction
• Exterior features: Shutters (manual); Corner lot; West exposure; Community pool

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Eat-in kitchen; Shower-only bathroom with separate shower; Cable TV available; High-speed internet available; Single-hung windows; Furnished
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 $553 of loan paydown is wiped out by about $2k 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 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. 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: 1.55% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $66,900
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Fountain View Blvd	0.18mi	1/1.5	442 (-1%)	22mo	$66,500	$150	70
169 Vista Mar Dr	0.05mi	1/1.0	386 (-14%)	6mo	$30,000	$78	70

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: -5.1%
• Equity multiple: 0.82×
• Total profit: $-4,107
• Equity at exit: $11,928

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-1,087
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$33
• HOA: −$230
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $194

Break-even live

Break-even rent $995

Max offer price $80,000

Occupancy floor 79%

Sensitivity live

Price	-10% $239	-5% $216	+0% $194	+5% $171	+10% $148
Rent	-10% $96	-5% $145	+0% $194	+5% $243	+10% $292
Rate	-1.0pp $234	-0.5pp $214	base $194	+0.5pp $173	+1.0pp $152

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 6 events

1. 2026-05-22
   status Pending
2. 2026-03-24
   listed $80,000 Active
3. 2014-04-10
   soldstatus $50,000
4. 2000-03-16
   soldstatus $46,000
5. 1987-02-19
   soldstatus $16,400
6. 1987-02-01
   soldstatus $16,400

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $14,879
• − Mortgage interest: −$4,481
• − Property taxes: −$1,238
• − Insurance: −$400
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − HOA: −$2,760
• − Depreciation: −$2,327
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,013/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

+387.8% since first listed

6 events — show timeline

• 2026-05-22 Pending — FORTMLS
• 2026-03-24 Listed $80,000 FORTMLS
• 2014-04-10 Sold (Public Records) $50,000 Public Records
• 2000-03-16 Sold (Public Records) $46,000 Public Records
• 1987-02-19 Sold (Public Records) $16,400 Public Records
• 1987-02-01 Sold (Public Records) $16,400 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,238 · +16.1% YoY. Source: county tax records.