17613 Shade Tree Loop · North Fort Myers, FL 33982

$314,715

3 bd · 2.0 ba · 1,543 sqft · Land · 72 Days on market

Built 2026 0.37 ac lot $434/mo HOA · 16% 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Ready for a Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposure homesite with beautiful lake view. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with a open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer! Finishings may vary - images are representational only of the model home based in that community.

Key facts

• White cabinets
• Lake view
• Plank tile flooring

Tags

• LAKE VIEW
• PLANK TILE FLOORING
• GAS RANGE
• TANKLESS WATER HEATER
• WHITE CABINETS
• QUARTZ COUNTER TOPS

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $298 monthly; Master HOA fee $136 monthly; One-time mandatory club fee $1,550; Total annual recurring fees $5,208; Developer-managed; Community amenities include clubhouse, community pool, community room, exercise room, play area, internet access, streetlights, and underground utilities; Maintenance covers internet/WiFi access, sewer, street lights, and trash removal; Gated community

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Patrolled community
• Utilities: Central water; Central sewer; Natural gas available
• Home design: Attached villa (1 story / ranch); Rear exposure to the east; Residential property in the Babcock Ranch development (Palmetto Landing)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2026
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Patrolled community

Interior

• Kitchen: Island; Walk-in pantry; Cooktop - Gas; Range; Microwave; Dishwasher; Disposal; Instant hot faucet; Refrigerator/Icemaker
• Bedrooms: 3 bedrooms; Primary/one bedroom on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Heat pump; Gas - natural available; Exhaust fan; Humidistat
• Interior features: Foyer; Smoke detectors; Walk-in closet; Great room floor plan; Den / Study; Unfurnished
• Laundry & utility: Washer; Dryer; Tankless water heater; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $315k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (12.3% below list).
• Recommended offer: $274k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,759/mo this rent would consume 46% 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 $9k 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 72 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $274,181 (12.9% 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 72 days. Have you received any prior offers? Is the seller open to a 13% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.5

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: -20.0%
• Equity multiple: 0.29×
• Total profit: $-62,254
• Equity at exit: $46,925

10-year hold

• IRR: -10.4%
• Equity multiple: 0.33×
• Total profit: $-58,954
• Equity at exit: $27,211

Cash invested: $88,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,650
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$131
• HOA: −$434
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-229

Break-even live

Break-even rent $3,050

Max offer price $274,181

Occupancy floor —

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: $78,679
• Closing costs: $9,441
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	21d	1	0.10mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	0.12mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	0.74mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	21d	1	0.83mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.89mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	1.00mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	1.34mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	13d	1	1.34mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	21d	25	1.35mi
44489 Panther Dr Punta Gorda, FL	2.0	2.0	1985	$10,000	$5.04	13d	1	1.36mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	21d	1	1.47mi

HOA detail

• Monthly dues: $434 · $5,208/yr
• Likely covers: watergaspoolgym

Listing history 22 events

1. 2026-06-18
   days on market $314,715 Active 72 DOM
2. 2026-06-17
   days on market $314,715 Active 71 DOM
3. 2026-06-16
   days on market $314,715 Active 70 DOM
4. 2026-06-15
   days on market $314,715 Active 69 DOM
5. 2026-06-14
   days on market $314,715 Active 67 DOM
6. 2026-06-13
   days on market $314,715 Active 66 DOM
7. 2026-06-10
   days on market $314,715 Active 64 DOM
8. 2026-06-09
   days on market $314,715 Active 63 DOM
9. 2026-06-08
   days on market $314,715 Active 62 DOM
10. 2026-06-07
    days on market $314,715 Active 61 DOM
11. 2026-06-05
    days on market $314,715 Active 58 DOM
12. 2026-06-03
    days on market $314,715 Active 57 DOM
13. 2026-06-02
    days on market $314,715 Active 56 DOM
14. 2026-06-01
    days on market $314,715 Active 55 DOM
15. 2026-05-31
    days on market $314,715 Active 54 DOM
16. 2026-05-30
    days on market $314,715 Active 53 DOM
17. 2026-05-02
    price $314,715 702-char remark

    Show marketing remark (702 chars)

    Ready for a Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposure homesite with beautiful lake view. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with a open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer! Finishings may vary - images are representational only of the model home based in that community.

18. 2026-05-01
    price $314,715
19. 2026-04-17
    price $311,715 702-char remark

    Show marketing remark (702 chars)

    Ready for a Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposure homesite with beautiful lake view. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with a open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer! Finishings may vary - images are representational only of the model home based in that community.

20. 2026-04-16
    price $311,715
21. 2026-04-08
    listed $306,715 Active 702-char remark

    Show marketing remark (702 chars)

    Ready for a Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposure homesite with beautiful lake view. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with a open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer! Finishings may vary - images are representational only of the model home based in that community.

22. 2026-04-07
    listed $306,715 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: $2,323 · $194/mo
• Projected year-2 tax: $2,612 · $218/mo
• Expected delta: +$289/yr (+$24/mo · 12.5%)

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

Taxation est. · year 1

• Rental income: $33,109
• − Mortgage interest: −$17,629
• − Property taxes: −$2,323
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$5,208
• − Depreciation: −$9,155
• Taxable loss: −$8,078
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-815/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

+2.6% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $314,715 Zillow
• 2026-05-01 Price Changed $314,715 NAPLESMLS
• 2026-04-17 Price Changed $311,715 Zillow
• 2026-04-16 Price Changed $311,715 NAPLESMLS
• 2026-04-08 Listed $306,715 Zillow
• 2026-04-07 Listed $306,715 NAPLESMLS

Property tax history

+10.7%/yr

Latest (2025): $2,323 · +10.7% YoY. Source: county tax records.