2787 Breezewood Dr · North Fort Myers, FL 33917

$152,500

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 43 Days on market

Built 1977 5,532 sqft lot Est $135k · 13% over $114/mo HOA · 7% 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 2-bath manufactured home in desirable Laurel Estates, where you own the land and enjoy a low monthly maintenance fee. Located outside the flood zone, this property offers peace of mind and affordable Florida living. Step inside to a spacious layout featuring a large living room and dedicated dining area, perfect for hosting friends and family. The home includes several valuable updates, including a newer lanai, carport, and roof, plus a reverse osmosis system for added convenience. The primary suite features a newer walk-in shower, and the guest bedroom and bath provide comfortable accommodations for visitors. Laundry is located in the attached shed, keeping the interior neat and organized. Laurel Estates is a friendly, active 55+ community close to shopping, dining, and all the essentials of North Fort Myers. This home is move-in ready and an excellent opportunity for seasonal or full-time residents.

Key facts

• 5,532 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Homestead exempt; Lease restrictions apply
• HOA & community: Part of Kim Shores association; Monthly HOA fee of $114; Association approval required; Community amenities include clubhouse, pool, recreation facilities, shuffleboard court, and storage; Senior community; Pets allowed (max 20 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a double wide (manufactured)
• Exterior features: Awning(s); Shed(s); Private maintained asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $152k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $148k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 rising (+2.6%/yr); 841 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 $5k 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 43 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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 $147,925 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Peaceful Dr	0.52mi	2/2.0	1,152 (0%)	3mo	$135,000	$117	73
1091 Laurel Dr	0.22mi	2/2.0	1,194 (+4%)	14mo	$79,000	$66	72
786 Roses Ln	0.55mi	2/2.0	1,056 (-8%)	4mo	$149,000	$141	57
3500 Celestial Way	0.62mi	2/2.0	1,100 (-4%)	24mo	$85,000	$77	43

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-15,596
• Equity at exit: $22,738

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,327
• Equity at exit: $13,185

Cash invested: $42,700 (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: 841
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$800
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$64
• HOA: −$114
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $151

Break-even live

Break-even rent $1,415

Max offer price $152,500

Occupancy floor 86%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	23d	1	0.08mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	23d	1	0.30mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	3d	1	0.52mi
2095 Eloise Cir North Fort Myers, FL	2.0	1.0	840	$1,295	$1.54	23d	1	0.53mi
2027 Eloise Cir North Fort Myers, FL	2.0	1.0	822	$1,300	$1.58	3d	1	0.55mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	23d	1	0.72mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	0.74mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	14d	1	0.76mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	14d	1	0.83mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	14d	1	0.93mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.95mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	1.05mi
8791 Littleton Rd North Fort Myers, FL	2.0	2.0	1074	$1,549	$1.44	23d	1	1.06mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	23d	1	1.11mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	12d	1	1.14mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.14mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	23d	1	1.20mi
248 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,300	$1.41	23d	1	1.30mi
260 Stockton St North Fort Myers, FL	2.0	2.0	924	$1,200	$1.30	3d	1	1.30mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	23d	1	1.31mi
247 Stockton St North Fort Myers, FL	3.0	2.0	924	$1,325	$1.43	23d	1	1.32mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	1.36mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	1.37mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	23d	1	1.37mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,371	$2.43	1d	27	1.38mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	14d	9	1.39mi
538 State St North Fort Myers, FL	3.0	1.5	1000	$1,199	$1.20	23d	1	1.41mi
571 Sunrise Ln North Fort Myers, FL	2.0	2.0	1004	$1,400	$1.39	23d	1	1.43mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	14d	1	1.46mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	23d	2	1.46mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	3d	3	1.46mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	23d	1	1.46mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	23d	1	1.47mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	23d	1	1.49mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	3d	2	1.49mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	23d	2	1.49mi

HOA detail

• Monthly dues: $114 · $1,368/yr

Listing history 24 events

1. 2026-06-17
   days on market $152,500 Active 43 DOM
2. 2026-06-16
   days on market $152,500 Active 42 DOM
3. 2026-06-15
   days on market $152,500 Active 41 DOM
4. 2026-06-13
   days on market $152,500 Active 39 DOM
5. 2026-06-10
   days on market $152,500 Active 36 DOM
6. 2026-06-09
   days on market $152,500 Active 35 DOM
7. 2026-06-08
   days on market $152,500 Active 34 DOM
8. 2026-06-07
   days on market $152,500 Active 33 DOM
9. 2026-06-03
   days on market $152,500 Active 29 DOM
10. 2026-06-02
    days on market $152,500 Active 28 DOM
11. 2026-06-01
    days on market $152,500 Active 27 DOM
12. 2026-05-31
    days on market $152,500 Active 26 DOM
13. 2026-05-05
    listed $154,900 Active
14. 2026-04-14
    price $154,900 941-char remark

    Show marketing remark (941 chars)

    Well-maintained 2-bedroom, 2-bath manufactured home in desirable Laurel Estates, where you own the land and enjoy a low monthly maintenance fee. Located outside the flood zone, this property offers peace of mind and affordable Florida living. Step inside to a spacious layout featuring a large living room and dedicated dining area, perfect for hosting friends and family. The home includes several valuable updates, including a newer lanai, carport, and roof, plus a reverse osmosis system for added convenience. The primary suite features a newer walk-in shower, and the guest bedroom and bath provide comfortable accommodations for visitors. Laundry is located in the attached shed, keeping the interior neat and organized. Laurel Estates is a friendly, active 55+ community close to shopping, dining, and all the essentials of North Fort Myers. This home is move-in ready and an excellent opportunity for seasonal or full-time residents.

15. 2026-04-02
    listed $158,900 Active 941-char remark

    Show marketing remark (941 chars)

    Well-maintained 2-bedroom, 2-bath manufactured home in desirable Laurel Estates, where you own the land and enjoy a low monthly maintenance fee. Located outside the flood zone, this property offers peace of mind and affordable Florida living. Step inside to a spacious layout featuring a large living room and dedicated dining area, perfect for hosting friends and family. The home includes several valuable updates, including a newer lanai, carport, and roof, plus a reverse osmosis system for added convenience. The primary suite features a newer walk-in shower, and the guest bedroom and bath provide comfortable accommodations for visitors. Laundry is located in the attached shed, keeping the interior neat and organized. Laurel Estates is a friendly, active 55+ community close to shopping, dining, and all the essentials of North Fort Myers. This home is move-in ready and an excellent opportunity for seasonal or full-time residents.

16. 2026-02-22
    historical
17. 2025-09-28
    listed $169,900 Active
18. 2023-06-14
    soldstatus $180,000 Closed
19. 2023-06-14
    soldstatus $180,000
20. 2023-06-11
    status Pending
21. 2023-04-27
    listed $185,000 Active
22. 2023-04-06
    soldstatus $55,000
23. 1999-04-22
    soldstatus $46,000
24. 1999-02-08
    listed $47,900

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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: $19,286
• − Mortgage interest: −$8,542
• − Property taxes: −$1,691
• − Insurance: −$762
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$1,368
• − Depreciation: −$4,436
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,962/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

+223.4% since first listed

12 events — show timeline

• 2026-05-05 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $154,900 FORTMLS
• 2026-04-02 Listed $158,900 FORTMLS
• 2026-02-22 Listing Removed — FORTMLS
• 2025-09-28 Listed $169,900 FORTMLS
• 2023-06-14 Sold (Public Records) $180,000 Public Records
• 2023-06-14 Sold (MLS) $180,000 FORTMLS
• 2023-06-11 Pending — FORTMLS
• 2023-04-27 Listed $185,000 FORTMLS
• 2023-04-06 Sold (Public Records) $55,000 Public Records
• 1999-04-22 Sold (Public Records) $46,000 Public Records
• 1999-02-08 Listed $47,900 FORTMLS

Property tax history

+21.5%/yr

Latest (2025): $1,691 · +6.3% YoY. Source: county tax records.