Berkly Plan · North Fort Myers, FL 33982

$279,499

3 bd · 2.5 ba · 1,879 sqft · Townhouse · 597 Days on market

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

This modern two-story home features an open design that flows the kitchen, dining room and family room together, culminating in a screened lanai for outdoor entertaining. The second level showcases a luxe owner's suite and two additional bedrooms for comfortable living.

Key facts

• Open design
• Luxe owner's suite
• Garage

Tags

• MODERN TWO-STORY HOME
• OPEN DESIGN
• LUXE OWNER'S SUITE

Property features AI

Finance

• Financial info: List price $329,499

Exterior

• Home design: Single-family plan home (Berkly); Listed as new construction plan
• Construction: Living area approximately 1,879
• Exterior features: Address: 15330 Jadestone Dr, Punta Gorda FL 33982

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Interior features: Plan-built home (Berkly plan)

🏗️ New construction. The $279,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,907.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $279k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/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 $269k (3.8% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 22d 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 45% 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 $7k 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 597 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 597 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $249,907
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15027 White Pearl Rd	0.28mi	3/2.5	1,879 (0%)	7mo	$230,000	$122	81
15019 White Pearl Rd	0.29mi	3/2.5	1,879 (0%)	11mo	$255,000	$136	78
14863 White Pearl Rd	0.45mi	3/2.5	1,879 (0%)	4mo	$249,000	$133	75
15003 White Pearl Rd	0.30mi	3/2.5	1,871 (-0%)	13mo	$229,999	$123	74
15031 White Pearl Rd	0.27mi	3/3.0	1,905 (+1%)	13mo	$232,998	$122	72
15212 Bluffton Ln #1122	0.66mi	3/2.0	2,101 (+12%)	21mo	$520,559	$248	30

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,088
• Equity at exit: $37,262

10-year hold

• IRR: 6.4%
• Equity multiple: 1.50×
• Total profit: $35,165
• Equity at exit: $21,607

Cash invested: $69,974 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $397

Break-even live

Break-even rent $2,186

Max offer price $249,907

Occupancy floor 80%

Sensitivity live

Price	-10% $570	-5% $483	+0% $397	+5% $311	+10% $224
Rent	-10% $184	-5% $291	+0% $397	+5% $503	+10% $609
Rate	-1.0pp $523	-0.5pp $460	base $397	+0.5pp $332	+1.0pp $266

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: $62,477
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	22d	1	0.19mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	22d	1	0.23mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	22d	1	0.36mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	22d	1	0.36mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	14d	1	0.36mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	22d	1	0.39mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	22d	1	0.41mi
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	22d	1	0.46mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	22d	1	0.51mi
44304 Caraton Ter Punta Gorda, FL	3.0	2.5	1879	$2,000	$1.06	22d	1	0.53mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	22d	1	0.54mi
44481 Mesquite Ln Punta Gorda, FL	3.0	2.0	2246	$6,000	$2.67	22d	1	0.59mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	14d	1	0.62mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	22d	1	0.65mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.65mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	22d	1	0.68mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	14d	1	0.68mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	22d	1	0.71mi
15158 Bluffton Ln #2022 Punta Gorda, FL	3.0	2.0	2200	$7,000	$3.18	22d	1	0.72mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	22d	1	0.72mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	22d	1	0.76mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	22d	1	0.76mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	22d	1	0.78mi
15951 Grassland Ln #3821 Punta Gorda, FL	2.0	2.0	2110	$8,800	$4.17	22d	1	0.79mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	22d	1	0.80mi
15940 Grassland Ln #2526 Punta Gorda, FL	2.0	2.0	1569	$3,000	$1.91	22d	1	0.80mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	22d	1	0.82mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	22d	1	0.82mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	22d	1	0.82mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	22d	1	0.82mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	22d	1	0.82mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	22d	1	0.86mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	22d	1	0.91mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	22d	1	0.97mi
43253 Water Bird Way #5811 Punta Gorda, FL	3.0	2.0	1741	$5,500	$3.16	22d	1	0.99mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	22d	1	1.01mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	22d	1	1.02mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	22d	1	1.02mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	22d	1	1.06mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	22d	1	1.06mi

Listing history 15 events

1. 2026-06-18
   days on market $279,499 Active 597 DOM
2. 2026-06-17
   days on market $279,499 Active 596 DOM
3. 2026-06-16
   days on market $279,499 Active 595 DOM
4. 2026-06-15
   days on market $279,499 Active 594 DOM
5. 2026-06-14
   days on market $279,499 Active 592 DOM
6. 2026-06-13
   days on market $279,499 Active 591 DOM
7. 2026-06-10
   days on market $279,499 Active 589 DOM
8. 2026-06-09
   days on market $279,499 Active 588 DOM
9. 2026-06-08
   days on market $279,499 Active 587 DOM
10. 2026-06-05
    days on market $279,499 Active 583 DOM
11. 2026-06-03
    price $279,499 Active 581 DOM
12. 2026-06-02
    days on market $329,499 Active 581 DOM
13. 2026-06-01
    days on market $329,499 Active 580 DOM
14. 2026-05-31
    days on market $329,499 Active 579 DOM
15. 2026-05-30
    days on market $329,499 Active 578 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: $32,262
• − Mortgage interest: −$13,999
• − Property taxes: −$3,749
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$7,270
• Taxable income: $833
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $4,562/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