44500 Cable Creek Dr · North Fort Myers, FL 33982

$274,999

3 bd · 2.0 ba · 1,280 sqft · Land public records · 99 Days on market

Built 2024 6,098 sqft lot $337/mo HOA · 13% of rent ↓ 8% 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 +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• DSCR +1.9/10.0

Listing remarks

Upgrades include all appliances, window blinds, smart home technology, and quartz countertops! Welcome to the new construction Crescent Lakes, offering a spacious 3 bed, 2 bath home with 1,269 sq. ft. of luxurious living space. featuring all block construction and spray foam insulation to ensure a comfortable and cost-effective living environment year-round. Prepare dinner while catching up on the day’s events from this home's chef-inspired kitchen which overlooks a great room and dining area. Well-appointed primary suite provides a restful retreat at the end of the day and has a spacious walk-in closet. Crescent Lakes - Premier Series and explore a gated community of single-family h

Key facts

• Gated community
• Walk-in closet
• Primary suite

Tags

• CHEF-INSPIRED KITCHEN
• GREAT ROOM
• DINING AREA
• PRIMARY SUITE
• WALK-IN CLOSET
• GATED COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with monthly fees; Association fees include irrigation water, grounds maintenance, street lights, and security; Community amenities: pool, clubhouse, cabana, dog park, playground, park, trails, sidewalks, picnic/barbecue areas, tennis courts, basketball court, pickleball, pier, restaurant, and management; Gated community

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking; Garage with opener; Electric vehicle charging station; Common parking areas; Two covered spaces
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; New construction; Faces south; North exposure listed
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Lanai; Patio; Porch; Screened patio/porch; Patio (listed separately); Community pool; Irrigation from lake; Rectangular lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Walk-in pantry; Eat-in kitchen
• Bedrooms: Screened porch listed as a room type
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows with shutters; Dual sinks; Eat-in kitchen; Pantry; Separate shower (shower only); Walk-in closets
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.5% below list).
• Recommended offer: $223k (19.1% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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; 40 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).
• This rent runs 44% 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 $8k 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 99 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,520 (19.1% 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 99 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.96% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 8.6

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: -22.3%
• Equity multiple: 0.22×
• Total profit: $-60,089
• Equity at exit: $41,003

10-year hold

• IRR: -13.0%
• Equity multiple: 0.19×
• Total profit: $-62,486
• Equity at exit: $23,777

Cash invested: $77,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$500 /mo · $5,994/yr
• Insurance: −$115
• HOA: −$337
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-297

Break-even live

Break-even rent $3,029

Max offer price $222,520

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.26mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	13d	1	0.37mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	0.37mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.55mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	21d	1	0.79mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	21d	1	0.91mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	0.91mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	13d	1	0.91mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	13d	1	0.91mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	21d	1	0.91mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	13d	1	0.97mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.02mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	1.02mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	1.02mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	1.03mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	1.03mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	21d	1	1.06mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	13d	1	1.06mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	21d	1	1.06mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	1.10mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.11mi
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	21d	1	1.11mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	1.11mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	1.11mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	21d	1	1.11mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	21d	1	1.11mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.12mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	1.14mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	21d	1	1.16mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	13d	1	1.16mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	21d	1	1.17mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	21d	1	1.17mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	21d	1	1.17mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	21d	1	1.17mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.18mi
43051 Greenway Blvd #822 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	21d	1	1.18mi
43060 Greenway Blvd #731 Punta Gorda, FL	2.0	2.0	1301	$6,500	$5.00	21d	1	1.19mi
43060 Greenway Blvd #713 Punta Gorda, FL	2.0	2.0	1150	$5,400	$4.70	21d	1	1.19mi
43060 Greenway Blvd #742 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	1.19mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	21d	3	1.21mi

HOA detail

• Monthly dues: $337 · $4,044/yr
• Likely covers: security

Listing history 25 events

1. 2026-05-22
   status Pending
2. 2026-03-16
   price $274,999
3. 2026-02-12
   listed $289,999 Active
4. 2026-02-06
   historical
5. 2026-02-05
   listed $287,580 Active
6. 2026-01-02
   historical
7. 2025-10-17
   listed $289,999 Active
8. 2025-10-15
   historical
9. 2025-10-15
   historical
10. 2025-09-23
    price $289,999
11. 2025-09-23
    price $289,999
12. 2025-09-19
    listed $304,580 Active
13. 2025-08-26
    price $304,580
14. 2025-06-05
    price $287,580
15. 2025-05-28
    status Active
16. 2025-05-22
    status Pending
17. 2025-03-03
    price $289,580
18. 2025-01-29
    price $299,580
19. 2025-01-03
    price $309,580
20. 2024-12-13
    price $301,580
21. 2024-12-09
    price $299,015
22. 2024-11-07
    price $294,015
23. 2024-11-04
    price $304,015
24. 2024-10-23
    price $299,015
25. 2024-09-27
    listed $300,015 Active

ⓘ 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: $5,994 · $500/mo
• Projected year-2 tax: $5,994 · $500/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: $31,840
• − Mortgage interest: −$15,404
• − Property taxes: −$5,994
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − HOA: −$4,044
• − Depreciation: −$8,000
• Taxable loss: −$8,072
• Est. tax savings @ 24.0%: +$1,937
• After-tax cash flow: $-1,628/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

-8.3% since first listed

25 events — show timeline

• 2026-05-22 Pending — FORTMLS
• 2026-03-16 Price Changed $274,999 FORTMLS
• 2026-02-12 Listed $289,999 FORTMLS
• 2026-02-06 Listing Removed — FORTMLS
• 2026-02-05 Listed $287,580 FORTMLS
• 2026-01-02 Listing Removed — FORTMLS
• 2025-10-17 Listed $289,999 FORTMLS
• 2025-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — FORTMLS
• 2025-09-23 Price Changed $289,999 FORTMLS
• 2025-09-23 Price Changed $289,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $304,580 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $304,580 FORTMLS
• 2025-06-05 Price Changed $287,580 FORTMLS
• 2025-05-28 Relisted — FORTMLS
• 2025-05-22 Pending — FORTMLS
• 2025-03-03 Price Changed $289,580 FORTMLS
• 2025-01-29 Price Changed $299,580 FORTMLS
• 2025-01-03 Price Changed $309,580 FORTMLS
• 2024-12-13 Price Changed $301,580 FORTMLS
• 2024-12-09 Price Changed $299,015 FORTMLS
• 2024-11-07 Price Changed $294,015 FORTMLS
• 2024-11-04 Price Changed $304,015 FORTMLS
• 2024-10-23 Price Changed $299,015 FORTMLS
• 2024-09-27 Listed $300,015 FORTMLS

Property tax history

+105.5%/yr

Latest (2025): $5,994 · +105.5% YoY. Source: county tax records.