20337 Camino Torcido Loop · North Fort Myers, FL 33917

$334,500

4 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 100 Days on market

Built 2024 5,279 sqft lot Est $377k · 11% under $277/mo HOA · 8% of rent ↓ 13% since listing

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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).

• ARV discount +12.5/15.0
• Cash flow +11.4/30.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned to capture tranquil LAKE and FOUNTAIN VIEWS, this beautifully maintained Cali floor plan offers 1,828 square feet of thoughtfully designed living space featuring 4 bedrooms, 2 baths, and a 2-car garage. Built in 2024 and truly better than new, this home delivers the advantage of completed UPGRADES and enhancements already in place — allowing the next owner to move in and immediately enjoy a finished homesite and interior without the added expense, permitting timelines, vendor coordination, or post-closing projects often associated with new construction. Designed with today’s sought-after open-concept layout, the spacious kitchen seamlessly connects to the di

Key facts

• Fountain views
• Lake views
• Fenced in yard

Tags

• LAKE VIEWS
• FOUNTAIN VIEWS
• FENCED IN YARD
• UPGRADES AND ENHANCEMENTS
• OPEN-CONCEPT LAYOUT
• MODERN PLANK TILE FLOORING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (quarterly fee); Association fee includes management, cable TV, irrigation water, grounds maintenance and recreation facilities; Community amenities include clubhouse, fitness center, pool, bocce court, pickleball, shuffleboard, sidewalks, library, hobby room, golf course and management; Gated community with street lights

Exterior

• Parking: Attached garage; 2 covered spaces; Paved driveway; Garage door opener
• Security: Gated community; Gated with guard; Security gate; Smoke detector(s)
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High speed internet available
• Home design: Single-story home; Entry level 1; Faces southwest; Has view (lake, northeast exposure noted)
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Porch; Screened porch; Fence; Shutters (manual); Sprinkler/irrigation (automatic); Room for pool; Pond on lot; Rectangular lot; Paved roads

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Freezer; Refrigerator; Refrigerator with ice maker; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Shower only; Separate shower
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Closet cabinetry; Dual sinks; Family/dining room; Kitchen island; Living/dining room; Main level primary; Pantry; Shower only; Separate shower; Cable TV; Bar; High speed internet; Split bedrooms; Furnishing negotiable; Double hung windows; Sliding windows
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (1.6% below list).
• Recommended offer: $304k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,293/mo this rent would consume 72% of the median local household income ($55k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 100 days — a 9% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $304,395 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $376,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20268 Camino Torcido Loop Ave	0.11mi	4/2.0	1,828 (0%)	19mo	$331,140	$181	79
20308 Camino Torcido Loop	0.07mi	4/2.0	1,828 (0%)	22mo	$310,000	$170	78
20292 Camino Torcido Loop	0.08mi	4/2.0	1,828 (0%)	21mo	$315,000	$172	78
20488 Camino Torcido Loop	0.13mi	4/2.0	1,828 (0%)	21mo	$354,000	$194	77
3200 Magnolia Landing Ln	0.20mi	3/2.0 (-1)	1,997 (+9%)	7mo	$550,000	$275	65
20502 Sky Meadow Ln	0.33mi	3/2.0 (-1)	1,702 (-7%)	6mo	$377,500	$222	63
20457 Camino Torcido Loop	0.13mi	3/2.0 (-1)	1,647 (-10%)	14mo	$329,900	$200	61
20224 Camino Torcido Loop	0.20mi	3/2.0 (-1)	1,670 (-9%)	16mo	$315,000	$189	58
3310 Cherry Palm Dr	0.44mi	4/2.0	2,032 (+11%)	5mo	$640,000	$315	57
20736 Mystic Way	0.57mi	3/2.0 (-1)	1,700 (-7%)	3mo	$350,000	$206	54
20686 Dennisport Ln	0.54mi	3/2.0 (-1)	1,617 (-12%)	2mo	$460,000	$284	49
20596 Long Pond Rd	0.62mi	3/2.0 (-1)	1,983 (+8%)	13mo	$423,000	$213	41

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-62,562
• Equity at exit: $49,875

10-year hold

• IRR: -12.4%
• Equity multiple: 0.28×
• Total profit: $-67,813
• Equity at exit: $28,921

Cash invested: $93,660 (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: 846
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,293 high
• Mortgage (P&I): −$1,754
• Tax from tax record: −$548 /mo · $6,573/yr
• Insurance: −$139
• HOA: −$277
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-117

Break-even live

Break-even rent $3,441

Max offer price $313,872

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-22	+0% $-117	+5% $-211	+10% $-306
Rent	-10% $-377	-5% $-247	+0% $-117	+5% $13	+10% $143
Rate	-1.0pp $52	-0.5pp $-32	base $-117	+0.5pp $-203	+1.0pp $-292

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: $83,625
• Closing costs: $10,035
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20333 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$3,800	$2.08	25d	1	0.02mi
20461 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$2,250	$1.23	25d	1	0.14mi
20728 Tisbury Ln North Fort Myers, FL	3.0	2.5	2133	$5,000	$2.34	16d	1	0.42mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	25d	1	0.61mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	25d	1	0.79mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	0.91mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	0.91mi
20038 Fiddlewood Ave North Fort Myers, FL	3.0	2.0	1519	$1,999	$1.32	21d	1	0.96mi
20961 Skyler Dr North Fort Myers, FL	3.0	3.0	2133	$6,000	$2.81	25d	1	0.96mi

HOA detail

• Monthly dues: $277 · $3,324/yr

Listing history 16 events

1. 2026-06-22
   days on market $334,500 Active 100 DOM
2. 2026-06-17
   days on market $334,500 Active 96 DOM
3. 2026-06-16
   days on market $334,500 Active 95 DOM
4. 2026-06-15
   days on market $334,500 Active 94 DOM
5. 2026-06-13
   days on market $334,500 Active 92 DOM
6. 2026-06-10
   days on market $334,500 Active 89 DOM
7. 2026-06-09
   days on market $334,500 Active 88 DOM
8. 2026-06-07
   days on market $334,500 Active 86 DOM
9. 2026-06-03
   days on market $334,500 Active 82 DOM
10. 2026-06-02
    days on market $334,500 Active 81 DOM
11. 2026-06-02
    price $334,500 Active 80 DOM
12. 2026-06-01
    days on market $339,500 Active 80 DOM
13. 2026-06-01
    days on market $339,500 Active 79 DOM
14. 2026-04-24
    price $339,500
15. 2026-03-13
    listed $345,000 Active
16. 2024-01-10
    soldstatus $388,500

ⓘ 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: $6,573 · $548/mo
• Projected year-2 tax: $6,573 · $548/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,516
• − Mortgage interest: −$18,737
• − Property taxes: −$6,573
• − Insurance: −$1,672
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$3,324
• − Depreciation: −$9,731
• Taxable loss: −$6,844
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $241/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

-12.6% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $339,500 FORTMLS
• 2026-03-13 Listed $345,000 FORTMLS
• 2024-01-10 Sold (Public Records) $388,500 Public Records

Property tax history

+51.9%/yr

Latest (2025): $6,573 · +95.0% YoY. Source: county tax records.