Edison Plan · North Fort Myers, FL 33982

$355,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 125 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: Listing is active

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family new construction, Edison plan
• Construction: Built as part of 2026 inventory (new construction)
• Exterior features: Address: Punta Gorda, FL (15330 Jadestone Dr)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area of 2112; New construction (Edison plan)

🏗️ New construction. The $355,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $485,760.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $356k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (16.8% below list).
• Recommended offer: $296k (16.8% below list) — sets the bar for 1% rule.

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.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,961/mo this rent would consume 49% of the median local household income ($72k/yr) (locally 43% 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,110 (16.8% 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 125 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.61% ✗
• Cap rate: 3.78%
• Cash-on-cash: -8.98%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $485,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15023 Bluewater Rd	0.29mi	4/3.0 (-1)	2,032 (-4%)	6mo	$467,000	$230	68
14999 Jadestone Dr	0.37mi	4/3.0 (-1)	2,032 (-4%)	10mo	$370,000	$182	62
15820 Elina Sky Dr	0.58mi	4/3.0 (-1)	1,977 (-6%)	14mo	$550,000	$278	44
15918 Mulrion Blvd	0.66mi	4/3.5 (-1)	2,320 (+10%)	10mo	$410,145	$177	36
16035 Mulrion Blvd	0.73mi	4/3.0 (-1)	1,895 (-10%)	16mo	$470,000	$248	28

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.03×
• Total profit: $-140,083
• Equity at exit: $72,428

10-year hold

• IRR: -29.1%
• Equity multiple: -0.40×
• Total profit: $-190,969
• Equity at exit: $42,000

Cash invested: $136,013 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1044
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,961 medium
• Mortgage (P&I): −$2,547
• Tax est. 1.5%: −$607 /mo · $7,286/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-1,018

Break-even live

Break-even rent $4,249

Max offer price $338,496

Occupancy floor —

Sensitivity live

Price	-10% $-682	-5% $-850	+0% $-1,018	+5% $-1,186	+10% $-1,353
Rent	-10% $-1,252	-5% $-1,135	+0% $-1,018	+5% $-901	+10% $-784
Rate	-1.0pp $-773	-0.5pp $-894	base $-1,018	+0.5pp $-1,144	+1.0pp $-1,272

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: $121,440
• Closing costs: $14,573
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	1.10mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	1.10mi
16397 Preservation Blvd Punta Gorda, FL	4.0	3.5	2353	$2,800	$1.19	23d	1	1.43mi

Listing history 15 events

1. 2026-06-22
   days on market $355,999 Active 125 DOM
2. 2026-06-18
   days on market $355,999 Active 122 DOM
3. 2026-06-17
   days on market $355,999 Active 121 DOM
4. 2026-06-16
   days on market $355,999 Active 120 DOM
5. 2026-06-15
   days on market $355,999 Active 119 DOM
6. 2026-06-14
   days on market $355,999 Active 117 DOM
7. 2026-06-13
   days on market $355,999 Active 116 DOM
8. 2026-06-10
   days on market $355,999 Active 114 DOM
9. 2026-06-09
   days on market $355,999 Active 113 DOM
10. 2026-06-08
    days on market $355,999 Active 112 DOM
11. 2026-06-05
    days on market $355,999 Active 108 DOM
12. 2026-06-02
    days on market $355,999 Active 106 DOM
13. 2026-06-01
    days on market $355,999 Active 105 DOM
14. 2026-05-31
    days on market $355,999 Active 104 DOM
15. 2026-05-30
    days on market $355,999 Active 103 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: $35,533
• − Mortgage interest: −$27,210
• − Property taxes: −$7,286
• − Insurance: −$2,429
• − Repairs & maintenance: −$2,843
• − Management: −$2,843
• − Depreciation: −$14,131
• Taxable loss: −$21,209
• Est. tax savings @ 24.0%: +$5,090
• After-tax cash flow: $-7,122/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 · 13 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with no visible repairs needed. It offers a great layout and is move-in ready.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home look more appealing
• Both Lighting — Modern lighting can improve the home's ambiance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look more appealing ↑
• Both Lighting — Modern lighting can improve the home's ambiance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 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

• County: Charlotte County · 196,994 people
• City population: 57,035
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• Metro: Punta Gorda, 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