17748 Palmetto Pass Ln · North Fort Myers, FL 33982

$245,000

3 bd · 2.0 ba · 1,400 sqft · Land public records · 301 Days on market

Built 2023 4,356 sqft lot $328/mo HOA · 12% of rent ↓ 29% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Opportunities like this are rare. This is your chance to secure one of the best-priced homes in Babcock Ranch. With a short sale negotiator already in place, the process is positioned for a smooth closing. Located in the desirable Trails Edge community, this 3-bedroom, 2-bath villa is only a few years old and shows like new. Skip the wait, noise, and uncertainty of new construction and move right into a home with upgrades already completed. The interior features granite countertops, stainless steel appliances, and tile flooring throughout, offering a clean, modern, and low-maintenance living space. Combined with a low HOA, this property stands out as a strong value compared to competing hom

Key facts

• Golf cart community
• Solar town
• Stocked fishing pond

Tags

• SOLAR TOWN
• COMMUNITY POOLS
• MILES OF TRAILS
• NUMEROUS PLAYGROUNDS
• STOCKED FISHING POND
• GOLF CART COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $245k.

Deal economics

• At list price, monthly cash flow is $7 ($87/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 8 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 $2,735/mo this rent would consume 45% 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 $2k of loan paydown is wiped out by about $7k 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 301 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $60k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 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. 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: 1.12% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-35,769
• Equity at exit: $36,530

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-16,030
• Equity at exit: $21,183

Cash invested: $68,600 (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: 1037
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,735 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$439 /mo · $5,263/yr
• Insurance: −$102
• HOA: −$328
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $7

Break-even live

Break-even rent $2,726

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $77	+0% $7	+5% $-62	+10% $-131
Rent	-10% $-209	-5% $-101	+0% $7	+5% $115	+10% $223
Rate	-1.0pp $131	-0.5pp $70	base $7	+0.5pp $-56	+1.0pp $-121

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Wild Iris Ln Punta Gorda, FL	2.0	2.0	1496	$2,350	$1.57	22d	1	0.56mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	22d	1	0.59mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	22d	1	0.64mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	22d	25	0.82mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	22d	1	1.10mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	22d	1	1.16mi
17174 Curry Preserve Dr Punta Gorda, FL	3.0	1.0–2.0	1036	$2,354	$2.27	22d	58	1.37mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	22d	1	1.40mi

HOA detail

• Monthly dues: $328 · $3,936/yr

Listing history 18 events

1. 2026-06-13
   statusdays on market $245,000 Pending 301 DOM
2. 2026-06-10
   days on market $245,000 Active 300 DOM
3. 2026-06-09
   days on market $245,000 Active 299 DOM
4. 2026-06-08
   days on market $245,000 Active 298 DOM
5. 2026-06-05
   days on market $245,000 Active 294 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   pricestatus $245,000 Active 292 DOM
8. 2026-04-28
   status Pending
9. 2026-04-22
   price $225,000
10. 2026-04-22
    price $230,000
11. 2026-03-08
    price $265,000
12. 2026-03-08
    status Active
13. 2025-12-30
    status Pending
14. 2025-06-30
    price $304,999
15. 2025-05-02
    listed $305,000 Active
16. 2025-04-30
    historical
17. 2025-02-12
    price $302,000
18. 2024-10-31
    listed $315,000 Active

ⓘ 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: $5,263 · $439/mo
• Projected year-2 tax: $5,263 · $439/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,821
• − Mortgage interest: −$13,724
• − Property taxes: −$5,263
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − HOA: −$3,936
• − Depreciation: −$7,127
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $976/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: 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

Price history

-28.6% since first listed

11 events — show timeline

• 2026-04-28 Pending — FORTMLS
• 2026-04-22 Price Changed $225,000 FORTMLS
• 2026-04-22 Price Changed $230,000 FORTMLS
• 2026-03-08 Price Changed $265,000 FORTMLS
• 2026-03-08 Relisted — FORTMLS
• 2025-12-30 Pending — FORTMLS
• 2025-06-30 Price Changed $304,999 FORTMLS
• 2025-05-02 Listed $305,000 FORTMLS
• 2025-04-30 Listing Removed — NAPLESMLS
• 2025-02-12 Price Changed $302,000 NAPLESMLS
• 2024-10-31 Listed $315,000 NAPLESMLS

Property tax history

+34.7%/yr

Latest (2025): $5,263 · -6.3% YoY. Source: county tax records.