44482 Diamond Trl · North Fort Myers, FL 33982

$380,205

4 bd · 2.5 ba · 2,168 sqft · Land · 204 Days on market

Built 2025 5,227 sqft lot $336/mo HOA · 11% of rent

---

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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• DSCR +1.8/10.0

Listing remarks MLS

First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

Key facts

• Gated community
• Spacious loft
• Open kitchen

Tags

• FIRST FLOOR PRIMARY SUITE
• SPACIOUS LOFT
• OPEN KITCHEN
• GATED COMMUNITY
• RESORT STYLE AMENITIES
• PRIVATE AMENITY CENTER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (monthly fees); Association amenities include: pool, playground, park, sidewalks, tennis courts, pickleball, basketball court, cabana, dog park, pier, restaurant, road maintenance, street lights, security, maintenance of grounds, pest control, sewer, and water

Exterior

• Parking: Attached garage; Garage door opener; 2 covered garage spaces
• Security: Gated community; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: New construction; 2 stories; South-facing; Has view
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Sprinkler/irrigation system (automatic); Patio; Open patio/porch; Porch; Community pool; Lakefront / lake view; North exposure; Paved road access; Rectangular lot

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Freezer; Disposal; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Loft (additional living/bedroom-type space)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Dual sinks
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Entrance foyer; Eat-in kitchen; Kitchen island; Living/dining room; Pantry; Shower only; Separate shower; Vaulted ceilings; Walk-in closets; Loft; Double-hung windows; Shutters; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (23.1% below list).
• Recommended offer: $292k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 14 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 $2,923/mo this rent would consume 48% 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 $3k of loan paydown is wiped out by about $11k 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 204 days — a 12% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $292,347 (23.1% 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 204 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 10.8

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: -23.3%
• Equity multiple: 0.19×
• Total profit: $-85,860
• Equity at exit: $56,690

10-year hold

• IRR: -15.1%
• Equity multiple: 0.10×
• Total profit: $-95,883
• Equity at exit: $32,873

Cash invested: $106,457 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,923 medium
• Mortgage (P&I): −$1,994
• Tax from tax record: −$257 /mo · $3,080/yr
• Insurance: −$158
• HOA: −$336
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-435

Break-even live

Break-even rent $3,475

Max offer price $303,298

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-328	+0% $-435	+5% $-543	+10% $-651
Rent	-10% $-666	-5% $-551	+0% $-435	+5% $-320	+10% $-204
Rate	-1.0pp $-244	-0.5pp $-339	base $-435	+0.5pp $-534	+1.0pp $-634

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: $95,051
• Closing costs: $11,406
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	23d	1	0.04mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	23d	1	0.35mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	0.46mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	0.46mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	23d	1	0.86mi
15977 Cranes Marsh Ct Punta Gorda, FL	3.0	3.0	2811	$12,000	$4.27	23d	1	1.01mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	23d	1	1.06mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	1.09mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	23d	1	1.11mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	23d	1	1.17mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.24mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	23d	3	1.25mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.30mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	23d	1	1.34mi

HOA detail

• Monthly dues: $336 · $4,032/yr

Listing history 18 events

1. 2026-06-10
   status $380,205 Pending 204 DOM
2. 2026-06-09
   days on market $380,205 Active 204 DOM
3. 2026-06-08
   days on market $380,205 Active 203 DOM
4. 2026-06-05
   days on market $380,205 Active 199 DOM
5. 2026-06-02
   days on market $380,205 Active 197 DOM
6. 2026-06-01
   days on market $380,205 Active 196 DOM
7. 2026-05-31
   days on market $380,205 Active 195 DOM
8. 2026-05-30
   days on market $380,205 Active 194 DOM
9. 2026-04-25
   status Active 217-char remark

   Show marketing remark (217 chars)

   First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

10. 2026-04-25
    historical 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

11. 2025-12-09
    status Active
12. 2025-11-21
    historical
13. 2025-11-17
    status Active 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

14. 2025-11-14
    historical 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

15. 2025-10-30
    status Active 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

16. 2025-10-30
    listed $380,205 Active

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

17. 2025-10-24
    historical 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

18. 2025-10-22
    listed $380,205 Active 217-char remark

    Show marketing remark (217 chars)

    First-floor primary suite ensures everyone has their own private space. Second floor offers a spacious loft that can be used to best fit your needs. Enjoy preparing meals in the open kitchen with spacious work island.

ⓘ 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: $3,080 · $257/mo
• Projected year-2 tax: $3,156 · $263/mo
• Expected delta: +$76/yr (+$6/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,082
• − Mortgage interest: −$21,297
• − Property taxes: −$3,080
• − Insurance: −$1,901
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − HOA: −$4,032
• − Depreciation: −$11,061
• Taxable loss: −$11,902
• Est. tax savings @ 24.0%: +$2,856
• After-tax cash flow: $-2,368/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

+0.0% since first listed

10 events — show timeline

• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2025-12-09 Relisted — FORTMLS
• 2025-11-21 Listing Removed — FORTMLS
• 2025-11-17 Relisted — Zillow
• 2025-11-14 Delisted — Zillow
• 2025-10-30 Relisted — Zillow
• 2025-10-30 Listed $380,205 FORTMLS
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $380,205 Zillow

Property tax history

-2.9%/yr

Latest (2025): $3,080 · -2.9% YoY. Source: county tax records.