Birkdale Plan · North Fort Myers, FL 33982

$245,499

2 bd · 2.0 ba · 1,154 sqft · Townhouse · 504 Days on market

---

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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

This new single-level condominium features an open-concept kitchen with a center island, which is framed by a sun-drenched dining room and a spacious living room. Through nearby sliding glass doors is the patio for seamless indoor-outdoor living. Framing the foyer are the serene owner's suite with a private bathroom and a comfortable spare bedroom perfect for younger residents or guests.

Key facts

• Luxe owner's suite
• Listed 504 days

Tags

• LUXE OWNER'S SUITE
• COMFORTABLE SPARE BEDROOM

Property features AI

Finance

• Financial info: List price $245,499

Exterior

• Home design: Single-family plan (Birkdale); Located in Punta Gorda, FL
• Exterior features: Living area approximately 1,154 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (Birkdale)

🏗️ New construction. The $245,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $220,414.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• To cash-flow at today's rent, offer at most $236k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (16.1% below list).
• Recommended offer: $206k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 504 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,092 (16.1% below list)

Questions for the listing agent

1. It's been on market 504 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $220,414
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15285 Green Acres Ave #412	0.32mi	2/2.0	1,154 (0%)	10mo	$220,000	$191	77
15405 Green Acres Ave #2343	0.39mi	2/2.0	1,120 (-3%)	3mo	$219,000	$196	74
15275 Green Acres Ave #311	0.16mi	2/2.0	1,301 (+13%)	14mo	$215,000	$165	60

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-26,635
• Equity at exit: $32,864

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,515
• Equity at exit: $19,057

Cash invested: $61,716 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,156
• Tax est. 1.5%: −$276 /mo · $3,306/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $105

Break-even live

Break-even rent $1,928

Max offer price $220,414

Occupancy floor 90%

Sensitivity live

Price	-10% $257	-5% $181	+0% $105	+5% $29	+10% $-47
Rent	-10% $-58	-5% $23	+0% $105	+5% $186	+10% $268
Rate	-1.0pp $216	-0.5pp $161	base $105	+0.5pp $48	+1.0pp $-10

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: $55,104
• Closing costs: $6,612
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	22d	1	0.14mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	22d	1	0.14mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	22d	1	0.14mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	22d	1	0.14mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	22d	1	0.14mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	22d	1	0.14mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	22d	1	0.20mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	15d	1	0.20mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	22d	1	0.20mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	0.23mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	22d	1	0.23mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	22d	1	0.24mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	22d	1	0.24mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	22d	1	0.30mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.33mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	22d	1	0.33mi
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	22d	1	0.34mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	22d	1	0.37mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	15d	1	0.37mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	15d	1	0.37mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	22d	1	0.37mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	22d	1	0.37mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	22d	1	0.40mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	22d	1	0.41mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	22d	1	1.09mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	22d	1	1.09mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	22d	1	1.11mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	22d	1	1.15mi
43985 Boardwalk Loop #2141 Punta Gorda, FL	2.0	2.0	1198	$6,000	$5.01	22d	1	1.26mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	22d	1	1.26mi
43977 Boardwalk Loop #2315 Punta Gorda, FL	2.0	2.0	1120	$4,500	$4.02	22d	1	1.29mi
43989 Boardwalk Loop #2032 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	1.31mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	22d	1	1.31mi
43989 Boardwalk Loop #2024 Punta Gorda, FL	2.0	2.0	1120	$5,400	$4.82	22d	1	1.31mi
43989 Boardwalk Loop #2042 Punta Gorda, FL	2.0	2.0	1120	$5,000	$4.46	22d	1	1.31mi
43989 Boardwalk Loop #2041 Punta Gorda, FL	2.0	2.0	1154	$1,850	$1.60	22d	1	1.31mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	22d	1	1.32mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	1.33mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	22d	1	1.33mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	22d	1	1.34mi

Listing history 15 events

1. 2026-06-22
   days on market $245,499 Active 504 DOM
2. 2026-06-18
   days on market $245,499 Active 501 DOM
3. 2026-06-17
   days on market $245,499 Active 500 DOM
4. 2026-06-16
   days on market $245,499 Active 499 DOM
5. 2026-06-15
   days on market $245,499 Active 498 DOM
6. 2026-06-14
   days on market $245,499 Active 496 DOM
7. 2026-06-13
   days on market $245,499 Active 495 DOM
8. 2026-06-10
   days on market $245,499 Active 493 DOM
9. 2026-06-09
   days on market $245,499 Active 492 DOM
10. 2026-06-08
    days on market $245,499 Active 491 DOM
11. 2026-06-05
    days on market $245,499 Active 487 DOM
12. 2026-06-02
    days on market $245,499 Active 485 DOM
13. 2026-06-01
    days on market $245,499 Active 484 DOM
14. 2026-05-31
    days on market $245,499 Active 483 DOM
15. 2026-05-30
    days on market $245,499 Active 482 DOM

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

Taxation est. · year 1

• Rental income: $24,731
• − Mortgage interest: −$12,347
• − Property taxes: −$3,306
• − Insurance: −$1,102
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,412
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,833/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