16990 Laurelin Ct · North Fort Myers, FL 33917

$299,000

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 158 Days on market

Built 2002 0.35 ac lot Est $308k · at est. $33/mo HOA · 1% 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 +25.1/30.0
• ARV discount +8.8/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• 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 MLS

Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

Key facts

• Large deck
• Creek views
• Community boat ramp

Tags

• EUROPEAN STYLE FLOORPLAN
• PRIVATE STAIRWELL
• LARGE DECK
• CREEK VIEWS
• COMMUNITY BOAT RAMP

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (annual fee $400); Community trails; Non-gated community; Street lights

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved surface; RV access/parking; Deeded parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water (assessment paid); Septic tank; Cable available; High speed internet available; Underground utilities
• Home design: 2-story; Resale property; Faces north
• Construction: Metal roof; Block construction; Concrete; Vinyl siding; Wood frame
• Exterior features: Deck; Balcony; Open porch; Room for pool; Fruit trees; Cul-de-sac lot; Oversized lot; South exposure; Creek waterfront

Interior

• Kitchen: Dishwasher; Range; Self-cleaning oven; Microwave; Refrigerator; Freezer; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Den; Family Room; Great Room; Other
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Entrance foyer; Eat-in kitchen; Family/dining room; Kitchen island; Living/dining room; Pantry; Separate shower; Shower only; Cable TV; Walk-in closet(s); Window treatments; Split bedrooms; Single hung windows; Shutters
• Laundry & utility: Washer hookup inside; Dryer hookup inside; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Sunshine Elementary School (math 38% / reading 42%, grade F, #1,491 of 2,144 statewide, top 70%, 1,301 students, 74% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,181/mo this rent would consume 69% 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 $9k 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 158 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $136k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $307,655
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17141 Carolyn Ln	0.18mi	3/2.0	1,486 (-11%)	2mo	$275,000	$185	72

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-34,386
• Equity at exit: $44,582

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-14,627
• Equity at exit: $25,852

Cash invested: $83,720 (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: 846
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,181 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $237

Break-even live

Break-even rent $2,881

Max offer price $299,000

Occupancy floor 88%

Sensitivity live

Price	-10% $406	-5% $321	+0% $237	+5% $152	+10% $67
Rent	-10% $-15	-5% $111	+0% $237	+5% $362	+10% $488
Rate	-1.0pp $387	-0.5pp $313	base $237	+0.5pp $159	+1.0pp $80

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16200 Bay Pointe Blvd #206 North Fort Myers, FL	2.0	2.0	1051	$2,000	$1.90	25d	1	0.51mi
3111 Cottonwood Bnd #1704 Fort Myers, FL	3.0	2.5	1833	$3,000	$1.64	25d	1	1.31mi
3100 Cottonwood Bnd #1901 Fort Myers, FL	3.0	2.5	1821	$2,500	$1.37	25d	1	1.34mi
3181 Cottonwood Bnd #901 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	25d	1	1.37mi
3211 Cottonwood Bnd #705 Fort Myers, FL	3.0	2.5	1867	$3,000	$1.61	25d	1	1.39mi
3211 Cottonwood Bnd #701 Fort Myers, FL	3.0	3.0	1821	$2,500	$1.37	25d	1	1.39mi
3210 Cottonwood Bnd #803 Fort Myers, FL	3.0	2.5	1867	$5,000	$2.68	4d	1	1.42mi
3240 Cottonwood Bnd #201 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	25d	1	1.43mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 25 events

1. 2026-06-22
   days on market $299,000 Active 158 DOM
2. 2026-06-17
   days on market $299,000 Active 154 DOM
3. 2026-06-16
   days on market $299,000 Active 153 DOM
4. 2026-06-15
   days on market $299,000 Active 152 DOM
5. 2026-06-13
   days on market $299,000 Active 150 DOM
6. 2026-06-10
   days on market $299,000 Active 147 DOM
7. 2026-06-09
   days on market $299,000 Active 146 DOM
8. 2026-06-07
   days on market $299,000 Active 144 DOM
9. 2026-06-02
   days on market $299,000 Active 139 DOM
10. 2026-06-01
    days on market $299,000 Active 138 DOM
11. 2026-06-01
    days on market $299,000 Active 137 DOM
12. 2026-05-17
    status Active
13. 2026-05-17
    price $325,000
14. 2026-03-06
    status Pending
15. 2026-02-25
    price $335,000
16. 2026-02-11
    price $345,000
17. 2026-01-21
    price $350,000
18. 2026-01-13
    price $375,000
19. 2025-11-17
    price $399,000
20. 2025-10-08
    listed $435,000 Active
21. 2021-04-20
    soldstatus $295,000 Closed 778-char remark

    Show marketing remark (778 chars)

    Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

22. 2021-02-27
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

23. 2021-01-10
    price $299,000 778-char remark

    Show marketing remark (778 chars)

    Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

24. 2021-01-08
    price $315,000 778-char remark

    Show marketing remark (778 chars)

    Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

25. 2020-10-15
    listed $325,000 Active 778-char remark

    Show marketing remark (778 chars)

    Nature lovers you will relax here and enjoy this country home in a private setting at the end of the cul-de-sac. Canoe or Kayak from your backyard out to the Caloosahatchee River or launch your boat from the Community Boat Ramp across the street. This home has a unique European style floorplan with each of the 3 bedrooms on their own floor. One of the bedrooms is on a mid floor with its own stairwell. Beautiful views of the creek from multiple areas of the home. A large deck with access directly off the kitchen is on the south side of the property with plenty of sunshine. The garage has plenty of room for your toys. There are 11 varieties of fruit trees on this property. The lot to the left of the home is included in this sale which only expands your sense of privacy.

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$994/yr (+$83/mo · 66.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $38,167
• − Mortgage interest: −$16,749
• − Property taxes: −$1,488
• − Insurance: −$6,614
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − HOA: −$396
• − Depreciation: −$8,698
• Taxable loss: −$1,884
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $3,291/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

+0.0% since first listed

14 events — show timeline

• 2026-05-17 Relisted — FORTMLS
• 2026-05-17 Price Changed $325,000 FORTMLS
• 2026-03-06 Pending — FORTMLS
• 2026-02-25 Price Changed $335,000 FORTMLS
• 2026-02-11 Price Changed $345,000 FORTMLS
• 2026-01-21 Price Changed $350,000 FORTMLS
• 2026-01-13 Price Changed $375,000 FORTMLS
• 2025-11-17 Price Changed $399,000 FORTMLS
• 2025-10-08 Listed $435,000 FORTMLS
• 2021-04-20 Sold (MLS) $295,000 FORTMLS
• 2021-02-27 Pending — FORTMLS
• 2021-01-10 Price Changed $299,000 FORTMLS
• 2021-01-08 Price Changed $315,000 FORTMLS
• 2020-10-15 Listed $325,000 FORTMLS

Property tax history

+8.2%/yr

Latest (2021): $1,488 · +0.2% YoY. Source: county tax records.