7633 Grady Dr · Suncoast Estates, FL 33917

$50,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 5 Days on market

Built 1985 7,753 sqft lot $78/mo HOA · 5% of rent

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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
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received. Seller is calling for highest and best offers by 12PM (noon) Friday May 29th, 2026. CASH ONLY SALE! Located in Spring Woods community of North Fort Myers, this property offers potential for investors, builders, or buyers looking for their next project. Featuring a 2023 roof, central A/C, fully fenced backyard with gate access, and laundry in residence, the home has several valuable improvements already in place. This is a CASH ONLY sale due to the condition of the property. The home is being sold strictly AS-IS and is best suited as a handyman special, renovation project, or possible tear-down to build new. Low HOA dues add to the long-term value and investment opp

Key facts

• 2023 roof
• Central a/c
• Laundry in residence

Tags

• 2023 ROOF
• CENTRAL A/C
• FULLY FENCED BACKYARD
• LAUNDRY IN RESIDENCE
• LOW HOA DUES

Property features AI

Finance

• Other: Zoning: MH-1; Lot is rectangular with east exposure and dimensions approximately 75 x 105 x 75 x 105
• Financial info: Pets allowed
• HOA & community: Homeowners association with $78 monthly fee; HOA covers recreation facilities, street lights, and trash; Association amenities include clubhouse, pool, billiards/billiard room, and basketball court; Community is non-gated

Exterior

• Parking: On-site management (community building feature)
• Utilities: Cable available; Public water (assessment paid); Public sewer (assessment paid)
• Home design: Manufactured home with vinyl siding; Single-story; Entry at level 1; Home faces west; Known damage noted
• Construction: Metal roof; Manufactured construction with vinyl siding
• Exterior features: Fenced yard; Room for a pool; Community pool access

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Bedroom(s) located on the main level; Florida room; Great room
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Jalousie and single-hung windows; Main-level primary bedroom; Bedroom on main level; Living/dining room combination; Shower-only primary bath with separate shower; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

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; 33 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 34% 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $13k; list at $50k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: 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 $50,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
5. 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.
6. 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.
7. 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: 3.08% ✓
• Cap rate: 24.23%
• Cash-on-cash: 64.05%
• DSCR: 3.85
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $138,996
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2470 Farrance Ct	0.06mi	2/2.0	1,144 (-4%)	18mo	$150,000	$131	76
734 Knotty Pine Cir	0.52mi	2/2.0	1,152 (-3%)	3mo	$148,000	$128	68
110 Gaslight Ave	0.46mi	2/2.0	1,086 (-9%)	2mo	$56,000	$52	63
7580 Marx Dr	0.71mi	2/2.0	1,176 (-1%)	5mo	$138,000	$117	60
136 Amber Ave	0.53mi	2/2.0	1,040 (-12%)	0mo	$52,900	$51	54

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: 62.7%
• Equity multiple: 3.79×
• Total profit: $39,016
• Equity at exit: $7,455

10-year hold

• IRR: 67.1%
• Equity multiple: 7.67×
• Total profit: $93,331
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$262
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$21
• HOA: −$78
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $747

Break-even live

Break-even rent $593

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $776	-5% $761	+0% $747	+5% $733	+10% $719
Rent	-10% $626	-5% $686	+0% $747	+5% $808	+10% $869
Rate	-1.0pp $772	-0.5pp $760	base $747	+0.5pp $734	+1.0pp $721

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	24d	1	0.11mi
2500 Gail Helen Ct North Fort Myers, FL	3.0	2.0	1296	$1,500	$1.16	24d	1	0.22mi
280 Flame Ln North Fort Myers, FL	2.0	2.0	980	$1,350	$1.38	3d	1	0.46mi
106 Gaslight Ave North Fort Myers, FL	2.0	2.0	1056	$1,400	$1.33	3d	1	0.49mi
226 Lamplighter Ln North Fort Myers, FL	2.0	1.0	900	$899	$1.00	24d	1	0.62mi
234 Lamplighter Ln North Fort Myers, FL	2.0	2.0	864	$895	$1.04	15d	1	0.64mi
137 Lantern Pl Unit A North Fort Myers, FL	2.0	1.0	1080	$1,200	$1.11	3d	1	0.65mi
15020 Caspian Tern Ct Unit 103 North Fort Myers, FL	2.0	2.5	1286	$1,600	$1.24	24d	1	0.68mi
410 Suwanee Dr North Fort Myers, FL	3.0	2.0	1480	$1,650	$1.11	24d	1	0.69mi
8028 Breeze Dr North Fort Myers, FL	2.0	1.0	750	$850	$1.13	24d	1	0.74mi
15050 Caspian Tern Ct #103 North Fort Myers, FL	2.0	2.5	1365	$1,520	$1.11	24d	1	0.74mi
15100 Caspian Tern Ct North Fort Myers, FL	2.0	2.5	1365	$1,595	$1.17	24d	1	0.80mi
16900 Slater Rd North Fort Myers, FL	2.0–4.0	2.0	1120	$1,349	$1.20	2d	17	0.82mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,250	$1.47	3d	1	0.92mi
1916 Flamingo Dr North Fort Myers, FL	2.0	1.0	852	$1,275	$1.50	24d	1	0.92mi
7306 Coon Rd North Fort Myers, FL	2.0	1.0	1000	$1,300	$1.30	12d	1	0.97mi
5701 Longleaf Dr North Fort Myers, FL	2.0	2.0	1233	$1,570	$1.27	12d	1	0.98mi
15610 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	968	$1,850	$1.91	24d	1	1.01mi
15610 Crystal Lake Dr #101 North Fort Myers, FL	2.0	2.0	998	$1,900	$1.90	24d	1	1.01mi
2388 Case Ln North Fort Myers, FL	3.0	2.0	1064	$1,825	$1.72	3d	1	1.03mi
2376 Case Ln Unit A North Fort Myers, FL	2.0	2.0	1440	$1,800	$1.25	24d	1	1.04mi
15250 Riverbend Blvd #204 North Fort Myers, FL	2.0	2.0	1429	$1,600	$1.12	21d	1	1.06mi
15427 Crystal Lake Dr North Fort Myers, FL	2.0	2.0	1021	$3,200	$3.13	24d	1	1.06mi
8146 Tolles Dr North Fort Myers, FL	2.0	1.0	784	$850	$1.08	24d	1	1.07mi
5707 Foxlake Dr #2 North Fort Myers, FL	2.0	2.0	1114	$1,500	$1.35	24d	1	1.18mi
15493 Admiralty Cir #5 North Fort Myers, FL	2.0	2.0	1146	$2,400	$2.09	24d	1	1.22mi
7050 Nantucket Cir North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	24d	1	1.24mi
7050 Nantucket Cir #6 North Fort Myers, FL	2.0	2.0	950	$3,000	$3.16	16d	1	1.24mi
5713 Foxlake Dr #5 North Fort Myers, FL	2.0	2.0	830	$1,400	$1.69	20d	1	1.26mi
947 Strongbox Ln North Fort Myers, FL	2.0	2.0	1000	$1,300	$1.30	24d	1	1.28mi
15080 Riverbend Blvd #802 North Fort Myers, FL	2.0	2.0	1344	$1,850	$1.38	21d	1	1.34mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	1.36mi
1439 Glick Dr North Fort Myers, FL	3.0	1.0	1134	$1,500	$1.32	2d	1	1.38mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 4 events

1. 2026-06-01
   status $50,000 Pending 5 DOM
2. 2026-05-31
   days on market $50,000 Active 5 DOM
3. 2026-05-26
   listed $50,000 Active
4. 1984-12-01
   soldstatus $13,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 (shaded) · 13% 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: $18,464
• − Mortgage interest: −$2,801
• − Property taxes: −$1,288
• − Insurance: −$250
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$936
• − Depreciation: −$1,455
• Taxable income: $8,781
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $6,859/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

+284.6% since first listed

2 events — show timeline

• 2026-05-26 Listed $50,000 FORTMLS
• 1984-12-01 Sold (Public Records) $13,000 Public Records

Property tax history

+24.5%/yr

Latest (2025): $1,288 · -10.9% YoY. Source: county tax records.