45049 Pipevine Cir · North Fort Myers, FL 33982

$349,098

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 96 Days on market

Built 2026 Poor condition

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

Step inside this spacious 2,112 square foot home and discover an open-concept first floor where the kitchen, living and dining areas flow seamlessly together. The kitchen is a chef's dream, featuring Shaker-style cabinetry with designer hardware, durable quartz countertops, a center island and a full suite of stainless steel appliances. Just off the main living space, an inviting outdoor patio awaits for relaxing or entertaining. Upstairs, five bedrooms encircle a versatile loft, offering plenty of space for family and guests. The owner's suite boasts a generous walk-in closet and a luxurious en-suite bathroom with a quartz-topped vanity and full-width mirror. Throughout the home, you'll fi

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Located at 45049 Pipevine Cir, Punta Gorda FL 33982; Listing status: Active; Last modified: 2026-05-20
• Financial info: List price $348,098

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family new construction (Spec), Edison plan
• Exterior features: Living area of 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Edison plan)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $349k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (19.9% below list).
• Recommended offer: $280k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,796/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 $10k 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 96 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,645 (19.9% 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 96 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.4

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: -19.2%
• Equity multiple: 0.32×
• Total profit: $-66,263
• Equity at exit: $52,052

10-year hold

• IRR: -9.6%
• Equity multiple: 0.38×
• Total profit: $-60,705
• Equity at exit: $30,184

Cash invested: $97,747 (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: 1044
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,796 medium
• Mortgage (P&I): −$1,831
• Tax est. 1.5%: −$436 /mo · $5,236/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-203

Break-even live

Break-even rent $3,054

Max offer price $319,674

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-83	+0% $-203	+5% $-324	+10% $-445
Rent	-10% $-424	-5% $-314	+0% $-203	+5% $-93	+10% $18
Rate	-1.0pp $-28	-0.5pp $-115	base $-203	+0.5pp $-294	+1.0pp $-386

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: $87,274
• Closing costs: $10,473
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $349,098 Active 96 DOM
2. 2026-06-18
   days on market $349,098 Active 93 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-17
   days on market $349,098 Active 92 DOM
5. 2026-06-16
   days on market $349,098 Active 91 DOM
6. 2026-06-15
   days on market $349,098 Active 90 DOM
7. 2026-06-14
   days on market $349,098 Active 88 DOM
8. 2026-06-13
   days on market $349,098 Active 87 DOM
9. 2026-06-10
   days on market $349,098 Active 85 DOM
10. 2026-06-09
    days on market $349,098 Active 84 DOM
11. 2026-06-08
    pricedays on market $349,098 Active 83 DOM
12. 2026-06-05
    days on market $348,098 Active 79 DOM
13. 2026-06-02
    days on market $348,098 Active 77 DOM
14. 2026-06-01
    days on market $348,098 Active 76 DOM
15. 2026-05-31
    days on market $348,098 Active 75 DOM
16. 2026-05-30
    days on market $348,098 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,557
• − Mortgage interest: −$19,555
• − Property taxes: −$5,236
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$10,156
• Taxable loss: −$8,504
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-399/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. Significant investment is needed to bring it up to a livable and marketable standard.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major bathrooms — No visible bathrooms in the satellite image.
• Major kitchen — No visible kitchen in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior painting/staining — A fresh coat of paint or staining would enhance curb appeal and value.
• Resale flooring replacement — New flooring would improve the home's aesthetic and value.
• Resale interior painting — Fresh paint would improve the home's appearance and value.
• Resale bathroom updates — Updated bathrooms would enhance the home's value and appeal.
• Resale kitchen updates — Updated kitchen would enhance the home's value and appeal.
• Resale system upgrades — Upgraded systems would improve the home's functionality and value.
• Resale landscaping — Landscaping would enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
bathrooms · No visible bathrooms in the satellite image.	Major	$15,000–50,000
kitchen · No visible kitchen in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting/staining — A fresh coat of paint or staining would enhance curb appeal and value. ↑
• Resale flooring replacement — New flooring would improve the home's aesthetic and value. ↑
• Resale interior painting — Fresh paint would improve the home's appearance and value. ↑
• Resale bathroom updates — Updated bathrooms would enhance the home's value and appeal. ↑
• Resale kitchen updates — Updated kitchen would enhance the home's value and appeal. ↑
• Resale system upgrades — Upgraded systems would improve the home's functionality and value. ↑
• Resale landscaping — Landscaping would enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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