527 Suwanee Drive Plan · North Fort Myers, FL 33917

$59,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 182 Days on market

Manufactured home Good condition $57/sqft · 42% below area Est $103k · 42% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

Listing remarks

¿Qué es mejor que un apartamento? Alquilar una casa en Eagle Estates, una comunidad familiar de casas fabricadas, bien mantenida y administrada profesionalmente. En este momento, Eagle Estates, tiene un modelo 2026, de 3 dormitorios/2 baños y 1001 pies cuadrados disponible a $1,690.00 por mes, ¡incluyendo las cuotas! Llamenos ahora para programar una visita, ¡y averigüe lo facil que puede ser mudarse a una nueva casa!

Key facts

• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.7% 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: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1360 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.15% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.12%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $103,000
• List price: $59,900
• Delta: -41.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Amber Ave	1.04mi	2/2.0 (-1)	1,040 (-2%)	4mo	$52,900	$51	55
1720 Club House Rd W	1.31mi	2/2.0 (-1)	1,068 (+1%)	4mo	$330,000	$309	54
1938 Flamingo Dr	1.15mi	2/2.0 (-1)	1,025 (-3%)	1mo	$224,000	$219	54
2114 E Gardenia Cir	1.04mi	3/1.0	1,032 (-2%)	5mo	$199,900	$194	53
15546 Crystal Lake Dr	1.47mi	2/2.0 (-1)	1,020 (-3%)	2mo	$155,000	$152	53
110 Gaslight Ave	0.96mi	2/2.0 (-1)	1,086 (+3%)	5mo	$56,000	$52	51
730 Knotty Pine Cir	1.17mi	2/2.0 (-1)	960 (-9%)	1mo	$110,000	$115	44
7638 Peyraud Dr	0.70mi	3/2.0	1,272 (+20%)	1mo	$150,000	$118	42
734 Knotty Pine Cir	1.16mi	2/2.0 (-1)	1,152 (+9%)	6mo	$148,000	$128	40
2230 Costello Ln	1.03mi	3/2.0	1,310 (+24%)	7mo	$190,000	$145	34
8326 Breeze Dr	1.17mi	2/2.0 (-1)	792 (-25%)	2mo	$75,000	$95	34
139 Gaslight Ave	0.99mi	2/1.5 (-1)	836 (-21%)	2mo	$70,000	$84	31

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: 39.5%
• Equity multiple: 2.68×
• Total profit: $28,218
• Equity at exit: $8,931

10-year hold

• IRR: 45.7%
• Equity multiple: 5.30×
• Total profit: $72,130
• Equity at exit: $5,179

Cash invested: $16,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 7 under contract
• Months of supply: 104.0 mo (1%/mo absorbed)
• Median asking: $59,900 ($57/sqft)
• Median days on market: 50 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +72.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 1360
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $603

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $644	-5% $623	+0% $603	+5% $582	+10% $561
Rent	-10% $501	-5% $552	+0% $603	+5% $653	+10% $704
Rate	-1.0pp $633	-0.5pp $618	base $603	+0.5pp $587	+1.0pp $571

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	119d	1	0.18mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,468	$1.31	4d	14	0.23mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	119d	1	0.69mi
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	119d	1	0.71mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,500	$1.17	71d	1	0.74mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,530	$1.12	62d	1	0.76mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	119d	1	0.80mi
15051 Caspian Tern Ct #106 North Fort Myers, FL	2.0	2.5	1374	$1,500	$1.09	88d	1	0.81mi
112 Fireball Cir North Fort Myers, FL	2.0	2.0	900	$1,100	$1.22	9d	1	0.82mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	119d	1	0.85mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	98d	1	0.89mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	119d	1	0.91mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,295	$1.23	9d	1	0.94mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	119d	1	0.95mi
139 Gaslight Ave North Fort Myers, FL	2.0	1.5	1000	$1,275	$1.27	9d	1	0.97mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	110d	1	0.97mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,200	$1.22	65d	1	0.97mi
110 Amber Ave North Fort Myers, FL	2.0	2.0	720	$1,200	$1.67	62d	1	0.99mi
102 Lantern Pl Unit N North Fort Myers, FL	2.0	1.0	700	$1,100	$1.57	9d	1	1.00mi
123 Torch Ln North Fort Myers, FL	2.0	2.0	1237	$1,250	$1.01	9d	1	1.06mi
130 Lantern Pl North Fort Myers, FL	2.0	2.0	1320	$1,500	$1.14	65d	1	1.07mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	107d	1	1.08mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	98d	1	1.09mi
1933 Flamingo Dr Unit N North Fort Myers, FL	3.0	2.0	1072	$1,895	$1.77	9d	1	1.15mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	119d	1	1.17mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,195	$1.40	65d	1	1.19mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	119d	1	1.19mi
15390 Moonraker Ct #411 North Fort Myers, FL	2.0	2.0	1190	$1,500	$1.26	88d	1	1.33mi
7838 Ebson Dr Lot H North Fort Myers, FL	2.0	1.0	911	$795	$0.87	9d	1	1.36mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	9d	1	1.37mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	119d	1	1.37mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,550	$1.08	88d	1	1.38mi
15370 Transit Ct #106 North Fort Myers, FL	2.0	2.0	1190	$1,375	$1.16	9d	1	1.39mi
612 Pine Grove Ct North Fort Myers, FL	2.0	2.0	1479	$1,600	$1.08	9d	1	1.40mi
2023 Gish Ln North Fort Myers, FL	2.0	2.0	1188	$1,400	$1.18	63d	1	1.40mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	119d	1	1.41mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	119d	1	1.41mi
2221 Cape Way North Fort Myers, FL	3.0	2.0	1437	$2,400	$1.67	9d	1	1.41mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	107d	1	1.45mi
8086 Heck Dr Unit 1A North Fort Myers, FL	2.0	2.0	800	$850	$1.06	77d	1	1.46mi

Property features AI

Finance

• Other: Address: 16900 Slater Rd, North Fort Myers, FL 33917 (unparsed address provided)Listing last modified 2026-04-28
• Financial info: List price $59,900

Exterior

• Home design: Single-family plan: 527 Suwanee DriveActive listing
• Exterior features: Living area 1,056 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home

Listing history 50 events

1. 2026-09-24
   days on market $59,900 Active 182 DOM
2. 2026-09-23
   days on market $59,900 Active 181 DOM
3. 2026-09-22
   days on market $59,900 Active 180 DOM
4. 2026-09-21
   days on market $59,900 Active 179 DOM
5. 2026-09-17
   days on market $59,900 Active 175 DOM
6. 2026-09-13
   days on market $59,900 Active 171 DOM
7. 2026-09-13
   days on market $59,900 Active 170 DOM
8. 2026-09-11
   days on market $59,900 Active 169 DOM
9. 2026-09-05
   days on market $59,900 Active 163 DOM
10. 2026-09-04
    days on market $59,900 Active 162 DOM
11. 2026-08-31
    days on market $59,900 Active 158 DOM
12. 2026-08-28
    days on market $59,900 Active 155 DOM
13. 2026-08-26
    days on market $59,900 Active 153 DOM
14. 2026-08-24
    days on market $59,900 Active 151 DOM
15. 2026-08-23
    days on market $59,900 Active 150 DOM
16. 2026-08-21
    days on market $59,900 Active 148 DOM
17. 2026-08-20
    days on market $59,900 Active 147 DOM
18. 2026-08-19
    days on market $59,900 Active 146 DOM
19. 2026-08-18
    days on market $59,900 Active 145 DOM
20. 2026-08-16
    days on market $59,900 Active 143 DOM
21. 2026-08-15
    days on market $59,900 Active 142 DOM
22. 2026-08-13
    days on market $59,900 Active 140 DOM
23. 2026-08-09
    days on market $59,900 Active 136 DOM
24. 2026-08-06
    days on market $59,900 Active 133 DOM
25. 2026-08-05
    days on market $59,900 Active 132 DOM
26. 2026-07-26
    days on market $59,900 Active 122 DOM
27. 2026-07-24
    days on market $59,900 Active 120 DOM
28. 2026-07-23
    days on market $59,900 Active 119 DOM
29. 2026-07-22
    days on market $59,900 Active 118 DOM
30. 2026-07-21
    days on market $59,900 Active 117 DOM
31. 2026-07-18
    days on market $59,900 Active 114 DOM
32. 2026-07-18
    days on market $59,900 Active 113 DOM
33. 2026-07-16
    days on market $59,900 Active 112 DOM
34. 2026-07-15
    days on market $59,900 Active 111 DOM
35. 2026-07-13
    days on market $59,900 Active 109 DOM
36. 2026-07-13
    days on market $59,900 Active 108 DOM
37. 2026-07-12
    days on market $59,900 Active 107 DOM
38. 2026-07-10
    days on market $59,900 Active 106 DOM
39. 2026-07-10
    days on market $59,900 Active 105 DOM
40. 2026-07-07
    days on market $59,900 Active 103 DOM
41. 2026-07-06
    days on market $59,900 Active 102 DOM
42. 2026-07-05
    days on market $59,900 Active 101 DOM
43. 2026-07-02
    days on market $59,900 Active 98 DOM
44. 2026-07-01
    days on market $59,900 Active 97 DOM
45. 2026-06-30
    days on market $59,900 Active 96 DOM
46. 2026-06-29
    days on market $59,900 Active 95 DOM
47. 2026-06-28
    days on market $59,900 Active 94 DOM
48. 2026-06-25
    days on market $59,900 Active 90 DOM
49. 2026-06-22
    days on market $59,900 Active 87 DOM
50. 2026-06-17
    days on market $59,900 Active 83 DOM

ⓘ 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: $15,442
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,743
• Taxable income: $6,675
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,630/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 · 11 photos

Good 80/100 None rehab

This manufactured home is in excellent condition with new finishes and appliances, and is located in a well-maintained community. It is move-in ready and would benefit from some exterior and interior painting, landscaping, and smart home upgrades to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value. ↑
• Both Upgrading the appliances — Modern appliances can attract more buyers and renters, increasing both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Varsity Lakes Middle School F FL #414/571 Nat'l #7,347/14,009 High Lehigh Senior High School F FL #394/667 Nat'l #10,121/17,239

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

B Composite livability gradescore 74/100

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 · 871,946 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: 35% of renters

---

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

Property features AI

Finance

• Other: Address: 16900 Slater Rd, North Fort Myers, FL 33917 (unparsed address provided)Listing last modified 2026-04-28
• Financial info: List price $59,900

Exterior

• Home design: Single-family plan: 527 Suwanee DriveActive listing
• Exterior features: Living area 1,056 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home