419 SW Pine Island Rd Lot 12 · Cape Coral, FL 33991

$98,780

2 bd · 3.0 ba · 1,376 sqft · Manufactured · 15 Days on market

Built 1991 Good condition ↓ 18% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +0.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover affordable Florida living with added flexibility at 419 SW Pine Island Rd, Lot 12 in Cape Coral, located within a welcoming 55+ community. This newly remodeled home is complete with its own entrance and full bathroom—perfect for guests, extended family, a hobby space, or added privacy. Bright living spaces and a practical design create an inviting atmosphere ideal for seasonal or year-round living. Residents can enjoy the relaxed lifestyle and sense of community that comes with 55+ living, all while being conveniently located near shopping, dining, entertainment, and major roadways. Whether you’re searching for an affordable primary residence, winter escape, or investme

Key facts

• Private ensuite
• Parking
• Built 1991

Tags

• PRIVATE ENSUITE

Property features AI

Finance

• Financial info: Monthly land lease: $485; Pets allowed with conditions (call for details)
• HOA & community: Senior community; 62 units in the community; No association fee listed

Exterior

• Parking: Attached carport; 1 covered carport space
• Security: Smoke detector(s)
• Utilities: Cable available; Septic tank; Well water
• Home design: Manufactured home; Vinyl siding; One story; Entry on level 1; Faces east; Resale property; Shingle roof; On-site management
• Construction: Manufactured construction; Vinyl siding; Shingle roof
• Exterior features: Security/high-impact doors; Storage; West exposure; Zero lot line

Interior

• Kitchen: Cooktop; Freezer; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms; Dual sinks
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Impact-resistant windows; Breakfast bar; Living/dining room; Tub/shower; Walk-in closet(s); Split bedrooms; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.1% in Cape Coral — 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 77/100 on livability (#208 in FL, #3,098 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, amenities B+; Watch: 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: Gulf Elementary School (math 70% / reading 65%, grade B+, #435 of 2,144 statewide, top 21%, 1,231 students, 38% FRL); Challenger Middle School (math 59% / reading 56%, grade B, #157 of 571 statewide, top 28%, 1,124 students, 50% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL) — zoned schools average 42% FRL vs 57% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-8.6%/yr); 691 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $683 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,298 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.90% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.62%
• DSCR: 2.54
• GRM: 4.4

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: 26.7%
• Equity multiple: 2.06×
• Total profit: $29,353
• Equity at exit: $14,728

10-year hold

• IRR: 32.4%
• Equity multiple: 3.53×
• Total profit: $69,892
• Equity at exit: $8,541

Cash invested: $27,658 (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 33991

• Home prices YoY: -27.8%
• Rents YoY: -8.6%
• Active inventory: 691
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$518
• Tax est. 1.5%: −$123 /mo · $1,482/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $798

Break-even live

Break-even rent $864

Max offer price $98,780

Occupancy floor 52%

Sensitivity live

Price	-10% $866	-5% $832	+0% $798	+5% $764	+10% $730
Rent	-10% $650	-5% $724	+0% $798	+5% $872	+10% $946
Rate	-1.0pp $848	-0.5pp $823	base $798	+0.5pp $772	+1.0pp $746

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: $24,695
• Closing costs: $2,963
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 SW Pine Island Rd Cape Coral, FL	1.0–2.0	1.0–2.0	974	$1,699	$1.74	5d	10	0.17mi
186 Tierra De Paz Loop Cape Coral, FL	1.0–3.0	1.0–2.0	935	$1,846	$1.97	4d	153	0.33mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	18d	1	0.44mi
626 NW 2nd Ln Cape Coral, FL	3.0	2.0	1272	$2,200	$1.73	25d	1	0.44mi
212 NW 1st St Cape Coral, FL	3.0	2.0	1246	$1,775	$1.42	5d	1	0.45mi
701 SW Pine Island Rd Cape Coral, FL	1.0–3.0	1.0–2.0	1138	$1,579	$1.39	3d	11	0.46mi
224 NW 2nd Pl Cape Coral, FL	3.0	2.0	1733	$2,750	$1.59	25d	1	0.51mi
621 SW 3rd St Cape Coral, FL	2.0	2.0	910	$1,200	$1.32	25d	1	0.53mi
419 SW 4th St Cape Coral, FL	2.0	2.0	1168	$1,695	$1.45	18d	1	0.54mi
320 SW 3rd Pl Cape Coral, FL	2.0	2.0	1008	$1,495	$1.48	25d	1	0.55mi
275 SW 4th St #220 Cape Coral, FL	2.0	2.0	1156	$1,475	$1.28	5d	1	0.59mi
271 SW 4th St Unit 271 Cape Coral, FL	3.0	2.0	1259	$2,000	$1.59	25d	1	0.60mi
149 Santa Barbara Blvd S Cape Coral, FL	3.0	2.0	1250	$1,520	$1.22	25d	1	0.64mi
159 SE Santa Barbara Pl Cape Coral, FL	3.0	2.0	1412	$2,250	$1.59	25d	1	0.69mi
134 SE 1st Ave Cape Coral, FL	3.0	2.0	1680	$2,331	$1.39	5d	1	0.71mi
142 SE 1st Ave Cape Coral, FL	3.0	2.0	1554	$1,900	$1.22	16d	1	0.72mi
713 SW 4th Ter Cape Coral, FL	3.0	2.0	1756	$2,085	$1.19	4d	1	0.72mi
114 SE 3rd St Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	25d	1	0.80mi
749 SW 5th Ter Cape Coral, FL	3.0	2.0	1404	$2,065	$1.47	5d	1	0.82mi
229 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1100	$1,400	$1.27	25d	1	0.96mi
604 Skyline Blvd Cape Coral, FL	2.0	2.0	1121	$1,550	$1.38	5d	1	0.99mi
419 NW 7th Ter Cape Coral, FL	3.0	2.0	1161	$4,500	$3.88	5d	1	1.06mi
114 NW 13th Ave Cape Coral, FL	3.0	2.0	1422	$2,000	$1.41	16d	1	1.06mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,055	$1.46	4d	1	1.06mi
302 SE 3rd St Cape Coral, FL	3.0	2.0	1404	$2,240	$1.60	23d	1	1.06mi
746 SW 8th Ter Unit 203 Cape Coral, FL	2.0	2.0	1120	$1,750	$1.56	25d	1	1.08mi
910 SW 3rd Ave Cape Coral, FL	3.0	2.0	1380	$1,900	$1.38	13d	1	1.11mi
318 NW 8th Ter Cape Coral, FL	3.0	2.0	1500	$1,900	$1.27	5d	1	1.15mi
818 SW 8th Pl Cape Coral, FL	3.0	2.0	1718	$2,399	$1.40	25d	1	1.17mi
1400 SW 1st Ter Cape Coral, FL	3.0	2.0	1619	$1,995	$1.23	25d	1	1.17mi
639 NE Juanita Pl Cape Coral, FL	3.0	2.0	1116	$1,700	$1.52	21d	1	1.17mi
633 SW 9th Ave Cape Coral, FL	3.0	2.0	1720	$2,191	$1.27	5d	1	1.18mi
943 Skyline Blvd Cape Coral, FL	3.0	2.0	1209	$1,549	$1.28	25d	1	1.25mi
817 SW 9th Ave Cape Coral, FL	3.0	2.0	1420	$1,880	$1.32	5d	1	1.29mi
218 SE 8th St Cape Coral, FL	3.0	2.0	1672	$2,020	$1.21	4d	1	1.29mi
910 NW 8th Ter Cape Coral, FL	3.0	2.0	1619	$2,100	$1.30	18d	1	1.29mi
217 NW 9th St Cape Coral, FL	3.0	2.0	1756	$2,271	$1.29	5d	1	1.30mi
525 SE Van Loon Ter Cape Coral, FL	2.0	1.0	885	$1,500	$1.69	25d	1	1.31mi
527 Hancock Bridge Pkwy Cape Coral, FL	2.0	2.0	1080	$1,375	$1.27	5d	1	1.32mi
376 Penley Lake Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1195	$2,219	$1.86	3d	87	1.33mi

Listing history 2 events

1. 2026-05-18
   price $98,780
2. 2026-05-08
   listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,491
• − Mortgage interest: −$5,533
• − Property taxes: −$1,482
• − Insurance: −$494
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$2,874
• Taxable income: $8,510
• Est. tax owed @ 24.0%: −$2,042
• After-tax cash flow: $7,533/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home is in excellent condition with new finishes and systems, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both New outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both New outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cape Coral

• Score: 77/100
• State rank: #208
• US rank: #3098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Coral, FL
• County: Lee County · 788,662 people
• City population: 217,388
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 27,725
• Household income: $84,470
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 760.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 14% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 6%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 3%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -108.25%
• Current HPI: 281.0735
• Rent YoY: ▼ -8.55%
• 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

-17.7% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $98,780 FORTMLS
• 2026-05-08 Listed $120,000 FORTMLS