20930 Calle Cristal Ln #4 · North Fort Myers, FL 33917

$235,000

2 bd · 2.0 ba · 1,163 sqft · Townhouse public records · 4 Days on market

Built 2005 3,571 sqft lot $359/mo HOA · 12% of rent

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Why this score? — see what drove the C 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 +20.6/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this MAINTENANCE FREE, TURNKEY villa with PRESERVE VIEWS in the beloved SOLANA neighborhood of HERONS GLEN GOLF & COUNTRY CLUB! From the charming courtyard entry to the screened back lanai, you will immediately feel the comfort, privacy, and ease this home delivers. Life in Solana means less time on upkeep and more time doing what you love, whether that is connecting with friendly neighbors or taking full advantage of everything Herons Glen has to offer. Think 18-hole Championship Golf, Pickleball, Tennis, a Restaurant and Lounge, Pool and Spa, Fitness Center, Ballroom, and a packed calendar of Clubs, Classes, Shows, Speakers, Ceramics, Quilting, and so much more. Truly mor

Key facts

• Updated appliances
• Generous pantry
• Screened back lanai

Tags

• SCREENED BACK LANAI
• CHARMING COURTYARD ENTRY
• SOLID SURFACE COUNTERS
• STAGGERED-HEIGHT CABINETS
• GENEROUS PANTRY
• UPDATED APPLIANCES

Property features AI

Finance

• Other: Community features: golf, gated, tennis courts, street lights; Pets allowed conditionally (maximum 2; some breed restrictions)
• Financial info: Association fee listed quarterly (multiple assessments noted)
• HOA & community: Homeowners association (quarterly fees apply); Association amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis and pickleball courts, bocce, shuffleboard, putting greens, restaurant, billiards/hobby/library rooms, barbecue/picnic areas, sidewalks and trails, management; Association fee covers management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, and security

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High-speed internet available; Underground utilities
• Home design: Single-story home; Entry level: 1; Faces northwest; Resale property; Property attached (has attached unit)
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Lanai / screened porch; Porch; Sprinkler system / irrigation (automatic); Rectangular, dead-end lot; Private paved road frontage; Private maintained road; Southeast exposures; Community pool; Guest house attached; Has view

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator with ice maker; Icemaker; Pantry
• Bedrooms: Primary on main level; Includes guest quarters
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Dual sinks in bath; Separate shower (shower-only in at least one)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric systems; Humidity control
• Interior features: High ceilings; Breakfast bar; Eat-in kitchen; Built-in features; Living/dining room; Main level primary bedroom; Bedroom on main level; Dual sinks; Pantry; Shower only; Separate shower; Walk-in closet(s); Window coverings / treatments; Cable TV available; High-speed internet available; Furnished
• Laundry & utility: Washer and dryer (included); Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+2.6%/yr); 841 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,998/mo this rent would consume 65% 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 $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $235k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $235,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-18,877
• Equity at exit: $35,039

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,052
• Equity at exit: $20,319

Cash invested: $65,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,998 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$365 /mo · $4,382/yr
• Insurance: −$98
• HOA: −$359
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $314

Break-even live

Break-even rent $2,601

Max offer price $235,000

Occupancy floor 85%

Sensitivity live

Price	-10% $447	-5% $381	+0% $314	+5% $248	+10% $181
Rent	-10% $77	-5% $196	+0% $314	+5% $433	+10% $551
Rate	-1.0pp $432	-0.5pp $374	base $314	+0.5pp $253	+1.0pp $191

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	1.39mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	22d	1	1.39mi

HOA detail

• Monthly dues: $359 · $4,308/yr
• Likely covers: poolgym

Listing history 3 events

1. 2026-06-02
   status $235,000 Pending 4 DOM
2. 2026-06-01
   days on market $235,000 Active 4 DOM
3. 2026-05-31
   days on market $235,000 Active 3 DOM

ⓘ 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: $4,382 · $365/mo
• Projected year-2 tax: $4,382 · $365/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 8/10 Severe
• 🌡 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: $35,978
• − Mortgage interest: −$13,164
• − Property taxes: −$4,382
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,878
• − Management: −$2,878
• − HOA: −$4,308
• − Depreciation: −$6,836
• Taxable income: $357
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $3,684/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

+30.6% since first listed

18 events — show timeline

• 2026-05-28 Listed $235,000 FORTMLS
• 2025-08-09 Listing Removed — FORTMLS
• 2025-03-21 Listed $267,000 FORTMLS
• 2024-05-31 Listing Removed — FORTMLS
• 2024-04-21 Price Changed $275,000 FORTMLS
• 2024-03-14 Price Changed $292,000 FORTMLS
• 2023-12-01 Listed $298,000 FORTMLS
• 2015-03-02 Price Changed $81,400 FORTMLS
• 2014-11-03 Sold (Public Records) $145,000 Public Records
• 2014-10-31 Price Changed $159,900 FORTMLS
• 2014-10-31 Sold (MLS) $145,000 FORTMLS
• 2014-09-10 Listed $145,000 FORTMLS
• 2013-04-05 Sold (Public Records) $112,000 Public Records
• 2013-04-02 Sold (MLS) $112,000 FORTMLS
• 2013-03-18 Price Changed $121,900 FORTMLS
• 2009-08-28 Sold (MLS) $85,000 FORTMLS
• 2006-11-29 Sold (Public Records) $272,000 Public Records
• 2004-10-12 Sold (Public Records) $180,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,382 · +2.3% YoY. Source: county tax records.