20715 Kaidon Ln · North Fort Myers, FL 33917

$365,000

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 217 Days on market

Built 2005 5,662 sqft lot Est $340k · 7% over $376/mo HOA · 10% 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).

• Cash flow +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• ARV discount +4.1/15.0
• 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 MLS

WELCOME HOME TO THIS BEAUTIFUL "jasmine flor plan" home with a HEATED LAP POOL for your year-long summer days in Florida! Open concept, maintenance FREE, waterfront and with gorgeous views of the golf & lake, this home features 3 beds, 2 baths and 1537 sqft of indoor living space. The exceptional views of the golf course and lake can be enjoyed from your great room, master bedroom or the lanai while enjoying your morning coffee, and watching the sun rise. This home has been painted with inviting warm colors, beautiful laminate flooring in bedrooms (no carpet)/ tile in in main living areas and a matching glass tiled backsplash in the kitchen. Located in the Fairways, this home has maintenance free care on the outside, including roof cleaning, care of the shrubs, and painting of the exterior of the house. You will enjoy all the amenities Herons Glen has to offer- Clubhouse, Restaurant and Lounge, Pool and Spa, Ballroom, Hobby rooms, Libraries, Gym, Tennis courts, Picket ball, Shuffleboard, Bocce, and much more! Herons Glen community is renowned for its great social life and entertainment. Besides, Golf is optional if you are not a golfer. Call today for your private showing!

Key facts

• Saltwater pool
• Paver driveway
• Pool home

Tags

• POOL HOME
• GOLF COURSE VIEWS
• PAVER DRIVEWAY
• FRAMELESS GLASS DOOR
• RENOVATED WALK-IN SHOWER
• SALTWATER POOL

Property features AI

Finance

• Other: Part of a large community (about 1,300 units); Zoning: RPD
• Financial info: Pets allowed (call; conditional), maximum 3 pets
• HOA & community: Homeowners association; Quarterly association fee ($727); Additional quarterly fee ($400); Association fees cover management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights and security; Community amenities include clubhouse, fitness center, golf course, bocce court, billiards, library, hobby room, barbecue/picnic areas, pickleball, pool, putting greens, restaurant, shuffleboard, spa/hot tub, sidewalks, tennis courts, trails and management

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• 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
• Land & lot: Rectangular lot with automatic sprinklers; Lot dimensions approx. 41 x 112 x 60 x 112; Private paved road frontage (private maintained road); North exposure
• Home design: Single-story; Entry level 1; Property faces south; Has view; Resale
• Construction: Block, concrete and stucco construction; Tile roof; Built on foundation (standard)
• Pool and spa: Private in-ground pool; Heated pool with electric heat; Concrete pool; Salt water; Screen enclosure; Pool equipment; Community pool access
• Outdoor living: Lanai; Porch; Screened porch
• Exterior features: Sprinkler/irrigation; Electric shutters; Gas grill

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Separate ice machine; Self-cleaning oven; Disposal
• Bedrooms: Bedroom on main level; Main level primary
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic; Breakfast bar; Built-in features; Eat-in kitchen; High ceilings; Living/dining room; Pantry; Pull-down attic stairs; Shower only; Separate shower; Cable TV; Window treatments; High speed internet; Furnished
• Laundry & utility: Washer; Dryer; Inside laundry; Laundry tub; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $321k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,755/mo this rent would consume 82% 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 $3k of loan paydown is wiped out by about $11k 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 217 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $34k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $321,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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: 1.03% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $339,677
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20794 Kaidon Ln	0.18mi	3/2.0	1,532 (-0%)	4mo	$342,500	$224	88
20854 Kaidon Ln	0.21mi	3/2.0	1,538 (+0%)	4mo	$340,000	$221	86
20755 Kaidon Ln	0.09mi	3/2.0	1,538 (+0%)	14mo	$380,000	$247	85
3511 Via Montana Way	0.14mi	2/2.0 (-1)	1,492 (-3%)	1mo	$425,000	$285	83
3404 Crosswater Dr	0.20mi	3/2.0	1,750 (+14%)	7mo	$395,000	$226	62
20502 Sky Meadow Ln	0.36mi	3/2.0	1,702 (+11%)	6mo	$377,500	$222	60
3598 Crosswater Dr	0.54mi	3/2.0	1,672 (+9%)	2mo	$300,000	$179	59
3615 Crosswater Dr	0.56mi	3/2.0	1,672 (+9%)	3mo	$300,000	$179	57
3610 Rollingwater Way	0.56mi	3/2.0	1,670 (+9%)	8mo	$274,500	$164	53
3655 Crosswater Dr	0.63mi	3/2.0	1,670 (+9%)	8mo	$293,000	$175	50
3663 Crosswater Dr	0.64mi	3/2.0	1,670 (+9%)	9mo	$312,170	$187	48
20457 Camino Torcido Loop	0.71mi	3/2.0	1,647 (+7%)	14mo	$329,900	$200	44

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-36,635
• Equity at exit: $54,423

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-6,517
• Equity at exit: $31,559

Cash invested: $102,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,755 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$152
• HOA: −$376
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $374

Break-even live

Break-even rent $3,282

Max offer price $365,000

Occupancy floor 85%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20719 Kaidon Ln North Fort Myers, FL	2.0	2.0	1538	$4,000	$2.60	23d	1	0.02mi
20961 Skyler Dr North Fort Myers, FL	3.0	3.0	2133	$6,000	$2.81	23d	1	0.33mi
20333 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$3,800	$2.08	23d	1	0.67mi
20461 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$2,250	$1.23	23d	1	0.68mi
20728 Tisbury Ln North Fort Myers, FL	3.0	2.5	2133	$5,000	$2.34	14d	1	0.74mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	23d	1	1.15mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	21d	1	1.15mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	16d	1	1.15mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	23d	1	1.37mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	23d	1	1.47mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	16d	1	1.47mi

HOA detail

• Monthly dues: $376 · $4,512/yr
• Likely covers: waterpoolgym

Listing history 16 events

1. 2026-05-21
   status Pending
2. 2026-03-22
   price $365,000
3. 2026-03-06
   price $375,000
4. 2026-02-26
   price $380,000
5. 2026-01-06
   price $385,000
6. 2025-11-22
   price $390,000
7. 2025-10-16
   listed $399,000 Active
8. 2020-11-23
   soldstatus $265,000
9. 2020-11-13
   soldstatus $265,000 Closed 1208-char remark

   Show marketing remark (1208 chars)

   WELCOME HOME TO THIS BEAUTIFUL "jasmine flor plan" home with a HEATED LAP POOL for your year-long summer days in Florida! Open concept, maintenance FREE, waterfront and with gorgeous views of the golf & lake, this home features 3 beds, 2 baths and 1537 sqft of indoor living space. The exceptional views of the golf course and lake can be enjoyed from your great room, master bedroom or the lanai while enjoying your morning coffee, and watching the sun rise. This home has been painted with inviting warm colors, beautiful laminate flooring in bedrooms (no carpet)/ tile in in main living areas and a matching glass tiled backsplash in the kitchen. Located in the Fairways, this home has maintenance free care on the outside, including roof cleaning, care of the shrubs, and painting of the exterior of the house. You will enjoy all the amenities Herons Glen has to offer- Clubhouse, Restaurant and Lounge, Pool and Spa, Ballroom, Hobby rooms, Libraries, Gym, Tennis courts, Picket ball, Shuffleboard, Bocce, and much more! Herons Glen community is renowned for its great social life and entertainment. Besides, Golf is optional if you are not a golfer. Call today for your private showing!

10. 2020-10-14
    status Pending 1208-char remark

    Show marketing remark (1208 chars)

    WELCOME HOME TO THIS BEAUTIFUL "jasmine flor plan" home with a HEATED LAP POOL for your year-long summer days in Florida! Open concept, maintenance FREE, waterfront and with gorgeous views of the golf & lake, this home features 3 beds, 2 baths and 1537 sqft of indoor living space. The exceptional views of the golf course and lake can be enjoyed from your great room, master bedroom or the lanai while enjoying your morning coffee, and watching the sun rise. This home has been painted with inviting warm colors, beautiful laminate flooring in bedrooms (no carpet)/ tile in in main living areas and a matching glass tiled backsplash in the kitchen. Located in the Fairways, this home has maintenance free care on the outside, including roof cleaning, care of the shrubs, and painting of the exterior of the house. You will enjoy all the amenities Herons Glen has to offer- Clubhouse, Restaurant and Lounge, Pool and Spa, Ballroom, Hobby rooms, Libraries, Gym, Tennis courts, Picket ball, Shuffleboard, Bocce, and much more! Herons Glen community is renowned for its great social life and entertainment. Besides, Golf is optional if you are not a golfer. Call today for your private showing!

11. 2020-08-21
    listed $264,900 Active 1208-char remark

    Show marketing remark (1208 chars)

    WELCOME HOME TO THIS BEAUTIFUL "jasmine flor plan" home with a HEATED LAP POOL for your year-long summer days in Florida! Open concept, maintenance FREE, waterfront and with gorgeous views of the golf & lake, this home features 3 beds, 2 baths and 1537 sqft of indoor living space. The exceptional views of the golf course and lake can be enjoyed from your great room, master bedroom or the lanai while enjoying your morning coffee, and watching the sun rise. This home has been painted with inviting warm colors, beautiful laminate flooring in bedrooms (no carpet)/ tile in in main living areas and a matching glass tiled backsplash in the kitchen. Located in the Fairways, this home has maintenance free care on the outside, including roof cleaning, care of the shrubs, and painting of the exterior of the house. You will enjoy all the amenities Herons Glen has to offer- Clubhouse, Restaurant and Lounge, Pool and Spa, Ballroom, Hobby rooms, Libraries, Gym, Tennis courts, Picket ball, Shuffleboard, Bocce, and much more! Herons Glen community is renowned for its great social life and entertainment. Besides, Golf is optional if you are not a golfer. Call today for your private showing!

12. 2017-12-31
    historical
13. 2017-06-09
    listed $272,900 Active
14. 2017-05-28
    historical
15. 2017-02-03
    listed $279,900 Active
16. 2005-05-12
    soldstatus $52,500,000

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$1,224/yr (+$102/mo · 67.8%)

ⓘ 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: $45,059
• − Mortgage interest: −$20,446
• − Property taxes: −$1,806
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,605
• − Management: −$3,605
• − HOA: −$4,512
• − Depreciation: −$10,618
• Taxable loss: −$1,357
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $4,811/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

-99.3% since first listed

16 events — show timeline

• 2026-05-21 Pending — FORTMLS
• 2026-03-22 Price Changed $365,000 FORTMLS
• 2026-03-06 Price Changed $375,000 FORTMLS
• 2026-02-26 Price Changed $380,000 FORTMLS
• 2026-01-06 Price Changed $385,000 FORTMLS
• 2025-11-22 Price Changed $390,000 FORTMLS
• 2025-10-16 Listed $399,000 FORTMLS
• 2020-11-23 Sold (Public Records) $265,000 Public Records
• 2020-11-13 Sold (MLS) $265,000 FORTMLS
• 2020-10-14 Pending — FORTMLS
• 2020-08-21 Listed $264,900 FORTMLS
• 2017-12-31 Listing Removed — FORTMLS
• 2017-06-09 Listed $272,900 FORTMLS
• 2017-05-28 Listing Removed — FORTMLS
• 2017-02-03 Listed $279,900 FORTMLS
• 2005-05-12 Sold (Public Records) $52,500,000 Public Records

Property tax history

-7.6%/yr

Latest (2025): $1,806 · +2.3% YoY. Source: county tax records.