17030 Cottontail Cir · North Fort Myers, FL 33982

$347,163

4 bd · 2.5 ba · 2,103 sqft · SingleFamily · 20 Days on market

Built 2026 Est $418k · 17% under

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Why this score? — see what drove the B- 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

Listing remarks

The Florence by Dream Finders Homes offers 2,103 sq. ft. of well-designed living space. This two-story home features 4 bedrooms, 2.5 baths, and a 2-car garage. The open-concept layout includes a spacious family room, gourmet kitchen with island and pantry, and a dining area ideal for entertaining. Located on the first floor, the private primary suite includes a luxurious bath and walk-in closet. Upstairs, you'll find three additional bedrooms and a full bathroom, a versatile loft providing ample space for family or guests. A covered lanai extends the living space outdoors, creating the perfect blend of comfort, functionality, and modern design.

Key facts

• 2 garage spots
• Built 2026
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $347k).
• Recommended offer: $342k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 16 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 $3,853/mo this rent would consume 64% 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 $10k 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 20 days — a 2% lower offer ($342k) is reasonable based on typical stale-listing flexibility.

Recommended offer $341,955 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $418,497
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17219 River Otter Rd	0.43mi	3/2.5 (-1)	2,088 (-1%)	2mo	$559,298	$268	72
44412 Kelly Dr	0.12mi	4/2.0	1,850 (-12%)	6mo	$430,000	$232	67
17845 Shade Tree Loop	0.51mi	4/2.0	2,034 (-3%)	4mo	$405,000	$199	65
16444 Seven Lakes Ave	0.53mi	4/3.0	2,190 (+4%)	4mo	$372,000	$170	63
17225 River Otter Rd	0.43mi	3/3.0 (-1)	1,971 (-6%)	2mo	$539,990	$274	61
44373 Frontier Dr	0.49mi	4/2.5	2,190 (+4%)	12mo	$379,000	$173	60
44391 Frontier Dr	0.49mi	4/2.0	1,908 (-9%)	3mo	$342,000	$179	57
16440 Marsh Ln	0.54mi	3/2.5 (-1)	2,174 (+3%)	12mo	$425,000	$195	54
17734 Shade Tree Loop	0.52mi	4/2.0	1,828 (-13%)	6mo	$335,000	$183	47
17842 Shade Tree Loop	0.46mi	3/2.0 (-1)	1,816 (-14%)	6mo	$345,000	$190	44
44256 Panther Dr	0.71mi	3/2.0 (-1)	1,805 (-14%)	3mo	$375,000	$208	34
44597 Palm Frond Dr	0.58mi	3/2.0 (-1)	1,828 (-13%)	15mo	$366,000	$200	32

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-10,707
• Equity at exit: $51,763

10-year hold

• IRR: 8.0%
• Equity multiple: 1.64×
• Total profit: $62,386
• Equity at exit: $30,016

Cash invested: $97,206 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,853 high
• Mortgage (P&I): −$1,821
• Tax est. 1.5%: −$434 /mo · $5,207/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $645

Break-even live

Break-even rent $3,037

Max offer price $347,163

Occupancy floor 78%

Sensitivity live

Price	-10% $885	-5% $765	+0% $645	+5% $525	+10% $405
Rent	-10% $340	-5% $492	+0% $645	+5% $797	+10% $949
Rate	-1.0pp $820	-0.5pp $733	base $645	+0.5pp $555	+1.0pp $463

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: $86,791
• Closing costs: $10,415
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	22d	1	0.26mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	22d	1	0.32mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	22d	1	0.58mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	14d	1	0.65mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	22d	1	0.65mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	22d	1	0.80mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	22d	1	0.83mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	22d	1	0.84mi
15977 Cranes Marsh Ct Punta Gorda, FL	3.0	3.0	2811	$12,000	$4.27	22d	1	1.17mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	22d	3	1.31mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	22d	1	1.32mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	22d	1	1.36mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	22d	1	1.37mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	22d	1	1.42mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	22d	1	1.47mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,826	$1.47	22d	25	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $347,163 Active 20 DOM
2. 2026-06-18
   remarks 652-char remark
3. 2026-06-18
   listed $347,163 Active 19 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: $46,236
• − Mortgage interest: −$19,447
• − Property taxes: −$5,207
• − Insurance: −$1,736
• − Repairs & maintenance: −$3,699
• − Management: −$3,699
• − Depreciation: −$10,099
• Taxable income: $2,349
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $7,173/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