CARRINGTON Plan · North Fort Myers, FL 33982

$280,990

3 bd · 2.0 ba · 1,543 sqft · SingleFamily · 237 Days on market

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• 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 stylish twin villa home in Palmetto Landing at Babcock Ranch features an open-concept design that makes gathering with friends and family a breeze. The well-appointed kitchen features a quartz countertop with ample space for preparing meals and a breakfast bar for eating. The kitchen seamlessly flows to the dining and living areas. Sliding glass doors open from the living room to the covered lanai extending the living space outdoors and providing the perfect place for relaxing or dining al fresco. An expansive primary bedroom, situated at the back of the home for privacy, includes an en suite bathroom with double vanity and walk-in shower. The guest bedroom features a walk-in closet an

Key facts

• Open-concept design
• Quartz countertop
• Covered lanai

Tags

• TWIN VILLA HOME
• OPEN-CONCEPT DESIGN
• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOP
• BREAKFAST BAR
• COVERED LANAI

Property features AI

Finance

• Financial info: List price $280,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan; Plan name: CARRINGTON
• Exterior features: Living area of 1,543; Located at 44696 Plumeria St, Punta Gorda, FL 33982

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (CARRINGTON)

🏗️ New construction. The $280,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,428.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (0.3% below list).
• Recommended offer: $247k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 1037 active listings in the ZIP; 9 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).
• At $2,802/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 $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 237 days — a 12% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $302,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17757 Oleander Ave	0.39mi	3/2.0	1,546 (+0%)	4mo	$259,000	$168	78
44568 Palm Frond Dr	0.13mi	2/2.0 (-1)	1,503 (-3%)	19mo	$355,999	$237	69
17585 Wild Iris Ln	0.39mi	2/2.0 (-1)	1,503 (-3%)	7mo	$269,900	$180	67
17525 Wild Iris Ave	0.45mi	2/2.0 (-1)	1,503 (-3%)	7mo	$279,999	$186	64
44454 Palm Frond Dr	0.28mi	2/2.0 (-1)	1,503 (-3%)	18mo	$285,000	$190	62
17537 Wild Iris Ln	0.44mi	2/2.0 (-1)	1,503 (-3%)	12mo	$295,000	$196	60
44424 Palm Frond Dr	0.32mi	2/2.0 (-1)	1,503 (-3%)	20mo	$280,000	$186	60
44364 Frangipani Way	0.50mi	2/2.0 (-1)	1,503 (-3%)	10mo	$289,900	$193	59
17674 Oleander Ave	0.46mi	2/2.0 (-1)	1,503 (-3%)	14mo	$315,000	$210	57
17650 Oleander Ave	0.48mi	2/2.0 (-1)	1,503 (-3%)	15mo	$309,900	$206	56
44234 Creekside Run Ln	0.67mi	3/2.0	1,720 (+12%)	14mo	$535,000	$311	38
17086 River Otter Rd	0.75mi	3/2.0	1,720 (+12%)	22mo	$412,000	$240	27

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-37,858
• Equity at exit: $45,093

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-9,114
• Equity at exit: $26,148

Cash invested: $84,680 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$1,586
• Tax est. 1.5%: −$378 /mo · $4,536/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $124

Break-even live

Break-even rent $2,646

Max offer price $302,428

Occupancy floor 91%

Sensitivity live

Price	-10% $333	-5% $228	+0% $124	+5% $19	+10% $-85
Rent	-10% $-98	-5% $13	+0% $124	+5% $234	+10% $345
Rate	-1.0pp $276	-0.5pp $201	base $124	+0.5pp $45	+1.0pp $-34

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: $75,607
• Closing costs: $9,073
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	22d	1	0.31mi
17639 Wild Iris Ln Punta Gorda, FL	2.0	2.0	1496	$2,350	$1.57	22d	1	0.34mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	22d	1	0.98mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	22d	1	0.99mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	22d	1	1.02mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	22d	1	1.06mi
44489 Panther Dr Punta Gorda, FL	2.0	2.0	1985	$10,000	$5.04	15d	1	1.35mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	22d	1	1.40mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $280,990 Active 237 DOM
2. 2026-06-17
   days on market $280,990 Active 236 DOM
3. 2026-06-16
   days on market $280,990 Active 235 DOM
4. 2026-06-15
   days on market $280,990 Active 234 DOM
5. 2026-06-14
   days on market $280,990 Active 232 DOM
6. 2026-06-13
   days on market $280,990 Active 231 DOM
7. 2026-06-10
   days on market $280,990 Active 229 DOM
8. 2026-06-09
   days on market $280,990 Active 228 DOM
9. 2026-06-08
   days on market $280,990 Active 227 DOM
10. 2026-06-05
    days on market $280,990 Active 223 DOM
11. 2026-06-02
    days on market $280,990 Active 221 DOM
12. 2026-06-01
    days on market $280,990 Active 220 DOM
13. 2026-05-31
    days on market $280,990 Active 219 DOM
14. 2026-05-30
    days on market $280,990 Active 218 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: $33,627
• − Mortgage interest: −$16,941
• − Property taxes: −$4,536
• − Insurance: −$1,512
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$8,798
• Taxable loss: −$3,540
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $2,335/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