44495 Palm Frond Dr · North Fort Myers, FL 33982

$394,900

4 bd · 2.0 ba · 1,846 sqft · Land public records · 164 Days on market

Built 2024 6,534 sqft lot $373/mo HOA · 12% of rent ↓ 5% 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Under Construction. Palmetto Landing is now open for sales! Palmetto is D. R. Horton’s newest community at Babcock Ranch which will feature a beautiful amenity center including a fitness room and large resort style pool! The Cali floor plan continues to be one of the most popular plans for D. R. Horton in Southwest Florida. This 4-bedroom plan features 2 bathrooms, open plan with large great room and kitchen. Features include 42” white cabinets, single bowl sink, and undercabinet lighting with quartz counter tops. This plan consists of over 1800 square feet of open living space! All appliances are included in this price. Be one of the first to live in Palmetto Landing!

Key facts

• Quartz countertops
• Gas range
• 6,534 sq ft lot

Tags

• CHEF INSPIRED KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• QUARTZ COUNTERTOPS
• UNDER CABINET LIGHTING
• WOOD-LOOK PLANK TILE FLOORING

Property features AI

Finance

• Other: Property type: Residential; Single unit in complex (499 total units in community); Possession at closing; Restrictions: Architectural, Deeded, No RV
• HOA & community: Mandatory HOA; HOA fee $426 quarterly; Master HOA fee $694 quarterly; Total annual recurring fees $4,480; HOA-managed by developer; HOA maintenance covers internet/WiFi, lawn/land maintenance, manager, recreation facilities, security, sewer, street lights, street maintenance, and trash removal; Community amenities include clubhouse, community pool, community room, exercise room, play area, community park, bike and jog paths, sidewalks, streetlights, and underground utilities; Non-gated community

Exterior

• Parking: 2 assigned covered parking spaces; Attached 2-car garage; Paved driveway
• Security: Entry keypad; Patrolled community; Security system; Smoke detectors
• Utilities: Central water; Central sewer; Natural gas available
• Home design: Single-family residence; 1 story (ranch); Rear exposure faces north; Located in Babcock Ranch / Palmetto Landing development
• Construction: Built in 2024; Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows; Impact-resistant doors and windows
• Exterior features: Patio; Room for a pool; Automatic sprinkler system; Landscaped view; Public road access; Reclaimed irrigation

Interior

• Kitchen: Gas cooktop; Range; Microwave; Refrigerator/ice maker; Dishwasher; Disposal; Instant hot faucet
• Bedrooms: 4 bedrooms; First-floor bedroom; Master bedroom on ground level; Split bedrooms
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Foyer; Smoke detectors; Walk-in closet; Great room floor plan; Split bedroom layout; Dining area that opens to living space; Eat-in kitchen; Screened lanai/porch; Laundry in residence; Unfurnished
• Laundry & utility: Washer and dryer included; Tankless water heater; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $395k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (19.2% below list).
• Recommended offer: $300k (23.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.6% in North Fort Myers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,191/mo this rent would consume 53% 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 $3k of loan paydown is wiped out by about $12k 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 164 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $300,488 (23.9% 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 164 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.81% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 10.3

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: -24.7%
• Equity multiple: 0.15×
• Total profit: $-94,112
• Equity at exit: $58,881

10-year hold

• IRR: -16.9%
• Equity multiple: 0.01×
• Total profit: $-109,366
• Equity at exit: $34,144

Cash invested: $110,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,191 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$447 /mo · $5,364/yr
• Insurance: −$165
• HOA: −$373
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-534

Break-even live

Break-even rent $3,868

Max offer price $300,488

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-423	+0% $-534	+5% $-646	+10% $-758
Rent	-10% $-787	-5% $-660	+0% $-534	+5% $-408	+10% $-282
Rate	-1.0pp $-336	-0.5pp $-434	base $-534	+0.5pp $-637	+1.0pp $-741

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: $98,725
• Closing costs: $11,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	0.06mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	0.72mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	21d	1	0.81mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	21d	1	0.81mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.82mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	0.93mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	14d	1	1.27mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	1.27mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,826	$1.47	21d	25	1.35mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	21d	1	1.45mi

HOA detail

• Monthly dues: $373 · $4,476/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $394,900 Active 164 DOM
2. 2026-06-17
   days on market $394,900 Active 163 DOM
3. 2026-06-16
   days on market $394,900 Active 162 DOM
4. 2026-06-15
   days on market $394,900 Active 161 DOM
5. 2026-06-14
   days on market $394,900 Active 159 DOM
6. 2026-06-13
   days on market $394,900 Active 158 DOM
7. 2026-06-10
   days on market $394,900 Active 156 DOM
8. 2026-06-09
   days on market $394,900 Active 155 DOM
9. 2026-06-08
   days on market $394,900 Active 154 DOM
10. 2026-06-05
    days on market $394,900 Active 150 DOM
11. 2026-06-03
    days on market $394,900 Active 149 DOM
12. 2026-06-02
    days on market $394,900 Active 148 DOM
13. 2026-06-01
    days on market $394,900 Active 147 DOM
14. 2026-05-31
    days on market $394,900 Active 146 DOM
15. 2026-05-30
    days on market $394,900 Active 145 DOM
16. 2026-02-27
    price $394,900
17. 2026-02-03
    price $414,900
18. 2026-01-16
    price $416,000
19. 2026-01-05
    listed $429,900 Active
20. 2024-04-29
    soldstatus $400,000 Sold 691-char remark

    Show marketing remark (691 chars)

    Under Construction. Palmetto Landing is now open for sales! Palmetto is D. R. Horton’s newest community at Babcock Ranch which will feature a beautiful amenity center including a fitness room and large resort style pool! The Cali floor plan continues to be one of the most popular plans for D. R. Horton in Southwest Florida. This 4-bedroom plan features 2 bathrooms, open plan with large great room and kitchen. Features include 42” white cabinets, single bowl sink, and undercabinet lighting with quartz counter tops. This plan consists of over 1800 square feet of open living space! All appliances are included in this price. Be one of the first to live in Palmetto Landing!

21. 2024-03-18
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Under Construction. Palmetto Landing is now open for sales! Palmetto is D. R. Horton’s newest community at Babcock Ranch which will feature a beautiful amenity center including a fitness room and large resort style pool! The Cali floor plan continues to be one of the most popular plans for D. R. Horton in Southwest Florida. This 4-bedroom plan features 2 bathrooms, open plan with large great room and kitchen. Features include 42” white cabinets, single bowl sink, and undercabinet lighting with quartz counter tops. This plan consists of over 1800 square feet of open living space! All appliances are included in this price. Be one of the first to live in Palmetto Landing!

22. 2023-12-28
    price $404,999 691-char remark

    Show marketing remark (691 chars)

    Under Construction. Palmetto Landing is now open for sales! Palmetto is D. R. Horton’s newest community at Babcock Ranch which will feature a beautiful amenity center including a fitness room and large resort style pool! The Cali floor plan continues to be one of the most popular plans for D. R. Horton in Southwest Florida. This 4-bedroom plan features 2 bathrooms, open plan with large great room and kitchen. Features include 42” white cabinets, single bowl sink, and undercabinet lighting with quartz counter tops. This plan consists of over 1800 square feet of open living space! All appliances are included in this price. Be one of the first to live in Palmetto Landing!

23. 2023-12-08
    listed $413,800 Active 691-char remark

    Show marketing remark (691 chars)

    Under Construction. Palmetto Landing is now open for sales! Palmetto is D. R. Horton’s newest community at Babcock Ranch which will feature a beautiful amenity center including a fitness room and large resort style pool! The Cali floor plan continues to be one of the most popular plans for D. R. Horton in Southwest Florida. This 4-bedroom plan features 2 bathrooms, open plan with large great room and kitchen. Features include 42” white cabinets, single bowl sink, and undercabinet lighting with quartz counter tops. This plan consists of over 1800 square feet of open living space! All appliances are included in this price. Be one of the first to live in Palmetto Landing!

ⓘ 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: $5,364 · $447/mo
• Projected year-2 tax: $5,364 · $447/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $38,293
• − Mortgage interest: −$22,121
• − Property taxes: −$5,364
• − Insurance: −$1,974
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − HOA: −$4,476
• − Depreciation: −$11,488
• Taxable loss: −$13,256
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-3,232/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

-4.6% since first listed

8 events — show timeline

• 2026-02-27 Price Changed $394,900 NAPLESMLS
• 2026-02-03 Price Changed $414,900 NAPLESMLS
• 2026-01-16 Price Changed $416,000 NAPLESMLS
• 2026-01-05 Listed $429,900 NAPLESMLS
• 2024-04-29 Sold (MLS) $400,000 NAPLESMLS
• 2024-03-18 Pending — NAPLESMLS
• 2023-12-28 Price Changed $404,999 NAPLESMLS
• 2023-12-08 Listed $413,800 NAPLESMLS

Property tax history

+64.5%/yr

Latest (2025): $5,364 · +64.5% YoY. Source: county tax records.