3370 Sabal Springs Blvd · North Fort Myers, FL 33917

$179,917

2 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 44 Days on market

Built 1995 5,405 sqft lot Est $255k · 29% under $385/mo HOA · 21% of rent

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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 +15.0/15.0
• Cash flow +10.8/30.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 2-bath home with a 1-car garage in the gated 55+ community of Sabal Springs. Offering 1,287 sq ft under air with a bright great room layout, cathedral ceilings, and triple sliders opening to a covered, screened lanai. Southern rear exposure fills the home with natural light, while a private backyard with a wooded backdrop adds a more peaceful, tucked-away feel. Spacious kitchen includes recessed lighting and a breakfast bar. Primary suite features a walk-in closet and a large walk-in shower. Interior laundry nook and an oversized one-car garage add everyday functionality. Roof replaced in 2019. Probate sale. Sold as-is and ready for updates, offering flexibility to personalize

Key facts

• Gated community
• Wooded backdrop
• Private backyard

Tags

• GATED COMMUNITY
• PRIVATE BACKYARD
• WOODED BACKDROP
• SPACIOUS KITCHEN
• BREAKFAST BAR
• WALK-IN CLOSET

Property features AI

Finance

• Other: Irrigation water supplied via reclaimed water and included in assessment
• Financial info: Pets allowed conditionally (call), maximum 2 pets, maximum pet weight 100 lbs
• HOA & community: Homeowners association with quarterly fee; Association fee includes cable TV, internet, golf, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights and security; Community amenities include golf course, clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, putting greens, basketball and shuffleboard courts, billiards, library, restaurant, sauna, sidewalks and on-site management; Senior community; 1 unit in community

Exterior

• Parking: Attached garage with 2 spaces (1 covered)
• Security: Gated community with security gate and guard
• Utilities: Cable available; High speed internet available; Public water (assessment paid); Sewer assessment paid
• Home design: Single-story home; Entry level 1; Faces north; Resale property; RPD zoning
• Construction: Block, concrete and stucco construction; Shingle roof; Built with standard foundation
• Exterior features: Lanai; Porch; Screened porch; Sprinkler/irrigation (automatic); Room for pool; Paved road; Rectangular lot; South exposure

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Breakfast area; Cathedral ceilings; Separate/formal dining room; Family/dining room; Living/dining room; Pantry; Shower only; Separate shower; Walk-in closets; High speed internet available; Single hung windows; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $165k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Market conditions: Rents rising (+2.6%/yr); 841 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 44 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,133 (8.2% 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 44 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 5.73%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $254,826
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3811 Schefflera Dr	0.32mi	2/2.0	1,409 (+10%)	16mo	$319,000	$226	56
3894 Sabal Springs Blvd	0.36mi	2/2.0	1,367 (+6%)	20mo	$257,000	$188	56
3581 Gloxinia Dr	0.45mi	2/2.0	1,126 (-12%)	4mo	$230,000	$204	55
3721 Ponytail Palm Ct	0.48mi	2/2.0	1,416 (+10%)	8mo	$279,000	$197	54
3661 Gloxinia Dr	0.46mi	2/2.0	1,400 (+9%)	12mo	$276,900	$198	54
17760 Dracena Cir	0.32mi	2/2.0	1,469 (+14%)	15mo	$285,000	$194	49
3861 Ponytail Palm Ct	0.55mi	2/2.0	1,409 (+10%)	24mo	$285,000	$202	39

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-34,960
• Equity at exit: $26,826

10-year hold

• IRR: -13.6%
• Equity multiple: 0.22×
• Total profit: $-39,247
• Equity at exit: $15,556

Cash invested: $50,377 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$944
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$75
• HOA: −$385
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-84

Break-even live

Break-even rent $1,932

Max offer price $165,133

Occupancy floor 100%

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: $44,979
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3358 Sabal Springs Blvd North Fort Myers, FL	3.0	2.0	1621	$2,200	$1.36	24d	1	0.01mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	14d	1	0.32mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	3d	1	0.41mi
17920 Antherium Ln North Fort Myers, FL	2.0	2.0	1693	$2,400	$1.42	24d	1	0.51mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	24d	1	0.66mi
3961 Pomodoro Cir #204 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	0.66mi
3957 Pomodoro Cir #301 Cape Coral, FL	2.0	2.0	1270	$1,450	$1.14	16d	1	0.67mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1469	$1,498	$1.02	24d	2	0.69mi
3973 Pomodoro Cir Cape Coral, FL	2.0	2.0	1534	$1,575	$1.03	3d	3	0.69mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,462	$1.40	14d	9	0.71mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	3d	1	0.71mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	24d	1	0.71mi
3968 Pomodoro Cir #202 Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	14d	1	0.72mi
2913 Tuscan Dr #102 Cape Coral, FL	2.0	2.0	1469	$1,450	$0.99	24d	1	0.72mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	3d	1	0.74mi
2909 Tuscan Dr Cape Coral, FL	2.0	2.0	1469	$1,475	$1.00	24d	2	0.74mi
2904 Tuscan Dr #303 Cape Coral, FL	2.0	2.0	1460	$1,450	$0.99	24d	1	0.74mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	24d	1	0.76mi
3940 Pomodoro Cir Cape Coral, FL	2.0	2.0	1270	$1,475	$1.16	3d	2	0.78mi
3153 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	14d	1	0.83mi
2497 Ciales Ct Cape Coral, FL	3.0	2.0	1747	$1,850	$1.06	16d	1	0.85mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,116	$2.01	2d	21	0.86mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	24d	1	0.92mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	24d	1	0.93mi
3440 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	24d	1	0.95mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	0.97mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	14d	1	0.97mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.97mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	14d	1	0.97mi
3420 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,895	$1.08	14d	1	0.98mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	12d	1	0.99mi
2864 Star Coral Dr Unit Na North Fort Myers, FL	3.0	2.0	1614	$1,999	$1.24	24d	1	1.00mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	11d	1	1.00mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	24d	1	1.01mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,895	$1.98	24d	1	1.01mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,900	$1.24	16d	1	1.01mi
3404 Rainbow Ln North Fort Myers, FL	2.0	2.0	1056	$1,800	$1.70	3d	1	1.14mi
28 Nyborg Ave North Fort Myers, FL	3.0	2.0	1042	$1,299	$1.25	14d	1	1.45mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	24d	1	1.46mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-17
   days on market $179,917 Active 44 DOM
2. 2026-06-16
   days on market $179,917 Active 43 DOM
3. 2026-06-15
   days on market $179,917 Active 42 DOM
4. 2026-06-13
   days on market $179,917 Active 40 DOM
5. 2026-06-10
   days on market $179,917 Active 37 DOM
6. 2026-06-09
   days on market $179,917 Active 36 DOM
7. 2026-06-08
   days on market $179,917 Active 35 DOM
8. 2026-06-07
   days on market $179,917 Active 34 DOM
9. 2026-06-03
   days on market $179,917 Active 30 DOM
10. 2026-06-02
    days on market $179,917 Active 29 DOM
11. 2026-06-01
    days on market $179,917 Active 28 DOM
12. 2026-05-31
    days on market $179,917 Active 27 DOM
13. 2026-05-04
    listed $179,917 Active
14. 2001-09-18
    soldstatus $122,000
15. 1995-02-21
    soldstatus $116,800

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$15/yr (+$1/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $21,919
• − Mortgage interest: −$10,078
• − Property taxes: −$1,478
• − Insurance: −$900
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − HOA: −$4,620
• − Depreciation: −$5,234
• Taxable loss: −$3,898
• Est. tax savings @ 24.0%: +$936
• After-tax cash flow: $-69/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

+54.0% since first listed

3 events — show timeline

• 2026-05-04 Listed $179,917 FORTMLS
• 2001-09-18 Sold (Public Records) $122,000 Public Records
• 1995-02-21 Sold (Public Records) $116,800 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,478 · +6.0% YoY. Source: county tax records.