4109 Pacenza Pl · North Fort Myers, FL 33917

$261,047

3 bd · 2.0 ba · 1,429 sqft · SingleFamily · 40 Days on market

Built 2026 Good condition $183/sqft · 16% below area Est $309k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +8.1/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home is laid out on a single level for low maintenance living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with an attached bathroom and walk-in closet. Down the foyer is the open-concept living area, which includes a fully equipped kitchen, an intimate dining room and family room with patio access. Completing the home is a convenient two-car garage.

Key facts

• Single level
• Patio access
• 2 garage spots

Tags

• SINGLE LEVEL
• OPEN-CONCEPT LIVING AREA
• FULLY EQUIPPED KITCHEN
• PATIO ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (25.1% below list).
• Recommended offer: $195k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% 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.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 43% of the median local income ($55k/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.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,468 (25.1% 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 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $309,013
• List price: $261,047
• Delta: -15.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4046 San Felice Ln	0.43mi	3/2.0	1,429 (0%)	0mo	$230,000	$161	80
17561 Monte Isola Way	0.45mi	3/2.0	1,500 (+5%)	0mo	$256,000	$171	70
17504 Monte Isola Way	0.20mi	3/2.0	1,450 (+2%)	24mo	$309,597	$214	68
17216 Cantu Ct	0.49mi	3/2.0	1,343 (-6%)	0mo	$235,000	$175	67
2230 Costello Ln	1.07mi	3/2.0	1,310 (-8%)	5mo	$190,000	$145	47
3811 Schefflera Dr	0.96mi	2/2.0 (-1)	1,409 (-1%)	17mo	$319,000	$226	43
16390 Teresa Ln	0.62mi	3/2.0	1,203 (-16%)	21mo	$286,000	$238	28
17781 Pineapple Palm Ct	1.11mi	2/2.0 (-1)	1,596 (+12%)	20mo	$300,000	$188	24
3508 Sabal Springs Blvd	0.75mi	2/2.0 (-1)	1,627 (+14%)	17mo	$340,000	$209	22
17591 Fan Palm Ct	1.02mi	2/2.0 (-1)	1,676 (+17%)	20mo	$379,900	$227	18

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.19×
• Total profit: $-59,546
• Equity at exit: $38,923

10-year hold

• IRR: -20.0%
• Equity multiple: -0.04×
• Total profit: $-75,994
• Equity at exit: $22,571

Cash invested: $73,093 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 7 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $285,724 ($192/sqft)
• Median days on market: 59 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +12.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 1203
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,369
• Tax est. 1.5%: −$326 /mo · $3,916/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-260

Break-even live

Break-even rent $2,284

Max offer price $223,448

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-170	+0% $-260	+5% $-350	+10% $-440
Rent	-10% $-414	-5% $-337	+0% $-260	+5% $-183	+10% $-105
Rate	-1.0pp $-128	-0.5pp $-193	base $-260	+0.5pp $-327	+1.0pp $-396

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: $65,262
• Closing costs: $7,831
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4425 Ruthann Ct North Fort Myers, FL	2.0	2.0	1680	$1,195	$0.71	19d	1	0.05mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	63d	1	0.23mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	63d	1	0.25mi
17525 Paradiso Way North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	32d	1	0.28mi
17530 Paradiso Way North Fort Myers, FL	3.0	2.5	1347	$1,850	$1.37	19d	1	0.31mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	72d	1	0.32mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	63d	1	0.37mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	60d	1	0.38mi
4215 Caterina Ct Unit 1 North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	33d	1	0.40mi
4215 Caterina Ct North Fort Myers, FL	3.0	2.5	1442	$1,800	$1.25	35d	1	0.40mi
17281 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.40mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,800	$1.18	27d	1	0.42mi
17260 Cantu Ct North Fort Myers, FL	4.0	2.0	1817	$2,200	$1.21	33d	1	0.42mi
17289 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.42mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	72d	1	0.42mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	63d	1	0.44mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	72d	1	0.44mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	52d	1	0.45mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	72d	1	0.45mi
17556 Monte Isola Way North Fort Myers, FL	3.0	2.0	1700	$1,950	$1.15	19d	1	0.45mi
17316 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$1,950	$1.07	33d	1	0.45mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	72d	1	0.46mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	72d	1	0.46mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	61d	1	0.46mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	72d	1	0.47mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,595	$1.67	33d	1	0.49mi
17471 Monte Isola Way North Fort Myers, FL	3.0	2.5	1405	$1,850	$1.32	19d	1	0.51mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	72d	1	0.55mi
55 Eland Dr #55 North Fort Myers, FL	4.0	2.0	1290	$1,599	$1.24	15d	1	0.56mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	72d	1	0.57mi
2023 Gish Ln North Fort Myers, FL	2.0	2.0	1188	$1,400	$1.18	17d	1	0.57mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	62d	1	0.60mi
17255 Monte Isola Way North Fort Myers, FL	3.0	2.0	1347	$1,900	$1.41	19d	1	0.65mi
16363 Teresa Ln North Fort Myers, FL	2.0	1.0	1000	$1,000	$1.00	72d	1	0.65mi
2774 Wedgewood Dr North Fort Myers, FL	2.0	2.0	880	$1,300	$1.48	72d	1	0.67mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	63d	1	0.69mi
533 Zebra Dr #533 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	19d	1	0.71mi
239 Sable Dr #239 North Fort Myers, FL	3.0	2.0	1393	$1,499	$1.08	17d	1	0.74mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	52d	1	0.77mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$1,950	$1.07	46d	1	0.86mi

Listing history 2 events

1. 2026-06-01
   days on market $261,047 Active 40 DOM
2. 2026-06-01
   pricedays on market $261,047 Active 39 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: $23,456
• − Mortgage interest: −$14,623
• − Property taxes: −$3,916
• − Insurance: −$1,305
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,594
• Taxable loss: −$7,735
• Est. tax savings @ 24.0%: +$1,856
• After-tax cash flow: $-1,262/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with modern finishes and low-maintenance features, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Rental ceiling fans — improves comfort and energy efficiency ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Mariner Middle School C- FL #274/571 Nat'l #3,846/14,009 High Island Coast High School F FL #470/667 Nat'l #11,797/17,239

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

B Composite livability gradescore 74/100

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

• Census place: North Fort Myers, FL
• County: Lee County · 871,946 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 35% of renters

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Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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