44493 Diamond Trl · North Fort Myers, FL 33982

$316,505

4 bd · 2.0 ba · 1,687 sqft · Land · 140 Days on market

Built 2025 5,227 sqft lot $337/mo HOA · 12% of rent ↓ 3% 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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

Key facts

• Walk-in closet
• Primary suite
• Great room

Tags

• ENERGY EFFICIENT HOME
• OPEN KITCHEN
• GREAT ROOM
• PATIO
• PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed (call/conditional)
• Financial info:
• HOA & community: Homeowners association with monthly fees (multiple fee amounts); HOA covers irrigation water, grounds maintenance, pest control, street lights and security; Community amenities include: clubhouse, pool, playground, dog park, basketball court, pickleball, park, picnic and barbecue areas, pier, trails, sidewalks, restaurant, management; Gated community with shopping nearby

Exterior

• Parking: Attached 2-car garage; Driveway; Paved; Garage door opener
• Security:
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; New construction; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Shutters; Lake irrigation source; Rectangular lot; North exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal
• Bedrooms:
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Eat-in kitchen; Pantry; Walk-in pantry; Walk-in closet(s); Separate shower; Shower only; Double-hung windows; Shutters; Unfurnished
• Laundry & utility: Washer and dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $317k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (7.9% below list).
• Recommended offer: $279k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 21 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 $2,916/mo this rent would consume 48% 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 140 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 4 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 $278,524 (12.0% 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 140 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.0

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-51,719
• Equity at exit: $47,192

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-35,404
• Equity at exit: $27,366

Cash invested: $88,621 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$1,660
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$132
• HOA: −$337
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-62

Break-even live

Break-even rent $2,995

Max offer price $305,581

Occupancy floor 97%

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: $79,126
• Closing costs: $9,495
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	0.04mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.35mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	13d	1	0.46mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	0.46mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	0.86mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	21d	1	1.09mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	1.11mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	21d	1	1.17mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.18mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	13d	2	1.23mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.24mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	21d	3	1.25mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.28mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	1.29mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.30mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	21d	1	1.34mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$6,500	$5.23	13d	7	1.36mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.38mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	21d	1	1.44mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	21d	1	1.46mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.47mi

HOA detail

• Monthly dues: $337 · $4,044/yr

Listing history 11 events

1. 2026-06-02
   status $316,505 Pending 140 DOM
2. 2026-06-01
   days on market $316,505 Active 140 DOM
3. 2026-05-31
   days on market $316,505 Active 139 DOM
4. 2026-05-30
   days on market $316,505 Active 138 DOM
5. 2026-04-25
   status Active 224-char remark

   Show marketing remark (224 chars)

   Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

6. 2026-04-25
   historical 224-char remark

   Show marketing remark (224 chars)

   Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

7. 2026-01-15
   status Active 224-char remark

   Show marketing remark (224 chars)

   Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

8. 2026-01-15
   price $316,505 224-char remark

   Show marketing remark (224 chars)

   Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

9. 2026-01-12
   listed $316,505 Active
10. 2025-10-24
    historical 224-char remark

    Show marketing remark (224 chars)

    Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

11. 2025-10-22
    listed $326,505 Active 224-char remark

    Show marketing remark (224 chars)

    Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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: $34,996
• − Mortgage interest: −$17,729
• − Property taxes: −$2,845
• − Insurance: −$1,583
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − HOA: −$4,044
• − Depreciation: −$9,207
• Taxable loss: −$6,011
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $701/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

-3.1% since first listed

7 events — show timeline

• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-01-15 Relisted — Zillow
• 2026-01-15 Price Changed $316,505 Zillow
• 2026-01-12 Listed $316,505 FORTMLS
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $326,505 Zillow

Property tax history

-2.5%/yr

Latest (2025): $2,845 · -2.5% YoY. Source: county tax records.