7607 Peyraud Dr · Suncoast Estates, FL 33917

$153,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 198 Days on market

Built 2003 8,319 sqft lot $78/mo HOA · 4% 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Modular Home in Great Neighborhood- Located on Oversized Lot w/ Privacy Fence & Storage Shed - This Home Features a Large Family Room & Private Living Room - Dining Room off of Open Kitchen w/ Breakfast Bar - Split Bedroom Floor Plan - Master w/ Garden Tub & Shower & Much More!

Key facts

• Large kitchen
• Separate family room
• 8,319 sq ft lot

Tags

• NO FLOOD INSURANCE REQUIRED
• ALLOWS UP TO TWO PETS
• SPLIT-BEDROOM FLOOR PLAN
• LARGE KITCHEN
• SEPARATE FAMILY ROOM
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee of $78; Association covers management, recreation facilities, street lights, and trash; Community amenities include clubhouse, pool, billiards, basketball court, and RV/boat storage; Non-gated community

Exterior

• Parking: Attached carport; 3 covered spaces; Two parking spaces
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available
• Home design: Manufactured home; 1 story; Vinyl siding; Shingle roof; Faces west; Resale condition; Zoned MH-1
• Construction: Manufactured construction; Vinyl siding; Shingle roof
• Exterior features: Storage; Outbuilding; Community pool; Rectangular lot; Lot dimensions approximately 113 x 74 x 74 x 113; East exposure

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Freezer; Icemaker
• Bedrooms: Den; Family room; Great room
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Bathtub; Separate shower; Eat-in kitchen; Walk-in closet(s); Split bedrooms; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#507 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: commute D, schools F, amenities 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 198 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,751
• Equity at exit: $22,813

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,964
• Equity at exit: $13,229

Cash invested: $42,840 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$802
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$64
• HOA: −$78
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $324

Break-even live

Break-even rent $1,421

Max offer price $153,000

Occupancy floor 77%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7622 Peyraud Dr North Fort Myers, FL	3.0	2.0	1404	$1,350	$0.96	23d	1	0.03mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	23d	1	0.20mi
15010 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,850	$1.17	23d	1	0.69mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	23d	1	0.70mi
15011 Caspian Tern Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,725	$1.09	3d	1	0.70mi
15121 Piping Plover Ct North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	19d	1	0.73mi
15121 Piping Plover Ct #101 North Fort Myers, FL	3.0	2.5	1583	$1,675	$1.06	23d	1	0.73mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,520	$1.11	23d	1	0.76mi
6391 Brant Bay Blvd #101 North Fort Myers, FL	3.0	2.5	1583	$1,700	$1.07	23d	1	0.77mi
6391 Brant Bay Blvd Unit 102 North Fort Myers, FL	3.0	2.5	1502	$1,595	$1.06	3d	1	0.77mi
15070 Caspian Tern Ct Unit 105 North Fort Myers, FL	3.0	2.5	1583	$1,750	$1.11	3d	1	0.79mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	23d	1	0.79mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	23d	1	0.81mi
15120 Caspian Tern Ct North Fort Myers, FL	3.0	2.5	1583	$1,600	$1.01	16d	1	0.84mi
15120 Caspian Tern Ct #105 North Fort Myers, FL	3.0	2.5	1583	$1,695	$1.07	2d	1	0.84mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	11d	1	0.91mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,524	$1.36	2d	17	0.92mi
10754 Marlberry Way North Fort Myers, FL	3.0	2.0	1661	$1,900	$1.14	3d	1	0.94mi
10820 Firebush Cir North Fort Myers, FL	3.0	2.0	1661	$1,895	$1.14	3d	1	1.00mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	21d	1	1.01mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	3d	1	1.08mi
16031 Enclaves Cove Dr North Fort Myers, FL	4.0	2.0	1850	$2,499	$1.35	14d	1	1.08mi
10820 Marlberry Way North Fort Myers, FL	4.0	2.0	1850	$2,350	$1.27	23d	1	1.10mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	23d	1	1.10mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	21d	1	1.30mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 23 events

1. 2026-06-17
   days on market $153,000 Active 198 DOM
2. 2026-06-16
   days on market $153,000 Active 197 DOM
3. 2026-06-16
   days on market $153,000 Active 196 DOM
4. 2026-06-13
   days on market $153,000 Active 194 DOM
5. 2026-06-09
   pricedays on market $153,000 Active 190 DOM
6. 2026-06-07
   days on market $164,900 Active 188 DOM
7. 2026-06-02
   days on market $164,900 Active 183 DOM
8. 2026-06-01
   days on market $164,900 Active 182 DOM
9. 2026-06-01
   days on market $164,900 Active 181 DOM
10. 2026-03-07
    price $164,900
11. 2026-01-06
    price $169,900
12. 2025-12-01
    listed $179,900 Active
13. 2023-08-29
    historical
14. 2023-08-27
    listed $190,000 Active
15. 2022-05-16
    soldstatus $145,000
16. 2006-07-26
    soldstatus $146,000
17. 2006-07-13
    soldstatus $146,000 314-char remark

    Show marketing remark (314 chars)

    Spacious Modular Home in Great Neighborhood- Located on Oversized Lot w/ Privacy Fence & Storage Shed - This Home Features a Large Family Room & Private Living Room - Dining Room off of Open Kitchen w/ Breakfast Bar - Split Bedroom Floor Plan - Master w/ Garden Tub & Shower & Much More!

18. 2006-06-02
    price $154,900 314-char remark

    Show marketing remark (314 chars)

    Spacious Modular Home in Great Neighborhood- Located on Oversized Lot w/ Privacy Fence & Storage Shed - This Home Features a Large Family Room & Private Living Room - Dining Room off of Open Kitchen w/ Breakfast Bar - Split Bedroom Floor Plan - Master w/ Garden Tub & Shower & Much More!

19. 2001-01-18
    historical
20. 2001-01-18
    historical
21. 2000-01-18
    listed $10,500
22. 2000-01-18
    listed $10,500
23. 1985-05-01
    soldstatus $12,855

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $21,975
• − Mortgage interest: −$8,570
• − Property taxes: −$2,140
• − Insurance: −$765
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$936
• − Depreciation: −$4,451
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,508/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 — Suncoast Estates

• Score: 68/100
• State rank: #507
• US rank: #9351

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncoast Estates, FL
• County: Lee County · 788,662 people
• 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

+1182.8% since first listed

14 events — show timeline

• 2026-03-07 Price Changed $164,900 FORTMLS
• 2026-01-06 Price Changed $169,900 FORTMLS
• 2025-12-01 Listed $179,900 FORTMLS
• 2023-08-29 Listing Removed — FORTMLS
• 2023-08-27 Listed $190,000 FORTMLS
• 2022-05-16 Sold (Public Records) $145,000 Public Records
• 2006-07-26 Sold (Public Records) $146,000 Public Records
• 2006-07-13 Sold (MLS) $146,000 FORTMLS
• 2006-06-02 Price Changed $154,900 FORTMLS
• 2001-01-18 Listing Removed — FORTMLS
• 2001-01-18 Listing Removed — FORTMLS
• 2000-01-18 Listed $10,500 FORTMLS
• 2000-01-18 Listed $10,500 FORTMLS
• 1985-05-01 Sold (Public Records) $12,855 Public Records

Property tax history

+21.3%/yr

Latest (2025): $2,140 · -17.4% YoY. Source: county tax records.