44505 Diamond Trl · North Fort Myers, FL 33982

$332,905

3 bd · 2.0 ba · 1,269 sqft · Land · 97 Days on market

Built 2026 5,750 sqft lot $201/mo HOA · 8% of rent

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

Key facts

• Gated community
• Walk-in closet
• Primary suite

Tags

• OPEN KITCHEN
• GREAT ROOM
• PATIO
• PRIMARY SUITE
• WALK-IN CLOSET
• GATED COMMUNITY

Property features AI

Finance

• Other: Road maintenance agreement
• Financial info: CDD applies
• HOA & community: HOA managed by Evergreen Lifestyles Management; Monthly HOA fee $201 (includes electricity, pest control, pool, security, sewer, water, other); Annual HOA/association fees approximately $2,412; Community amenities: fitness center, park, playground, pool, sidewalks, street lights, golf carts allowed, reclaimed water irrigation; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener; Driveway; Common parking available
• Security: Gated community; Security gate; Security system; Smoke detectors
• Utilities: Public sewer; Canal/lake irrigation water source; Cable connected; Electricity connected; Water connected; Sewer connected; Sprinkler recycled
• Home design: Single family residence; One story; Under construction (projected completion April 17, 2026); North-facing
• Construction: Block and concrete construction; Shingle roof; Slab foundation; New construction; Built by Meritage Homes (model: Finch)
• Exterior features: Patio; Hurricane shutters; Exterior lighting; Sidewalk; Sliding doors; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Kitchen/family room combo; Open floorplan; Pest guard system; Programmable thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Laundry closet; Washer; Dryer; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $333k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (20.3% below list).
• Recommended offer: $265k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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; 40 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).
• 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 $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 97 days — a 9% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 4 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 $265,334 (20.3% 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 97 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.5

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: -19.9%
• Equity multiple: 0.30×
• Total profit: $-65,262
• Equity at exit: $49,637

10-year hold

• IRR: -10.5%
• Equity multiple: 0.33×
• Total profit: $-62,371
• Equity at exit: $28,784

Cash invested: $93,213 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,746
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$139
• HOA: −$201
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-226

Break-even live

Break-even rent $2,940

Max offer price $292,907

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-132	+0% $-226	+5% $-321	+10% $-415
Rent	-10% $-436	-5% $-331	+0% $-226	+5% $-122	+10% $-17
Rate	-1.0pp $-59	-0.5pp $-142	base $-226	+0.5pp $-313	+1.0pp $-400

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: $83,226
• Closing costs: $9,987
• 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	23d	1	0.09mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	23d	1	0.41mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	0.50mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	0.50mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	23d	1	0.87mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	23d	1	0.90mi
17639 Wild Iris Ln Punta Gorda, FL	2.0	2.0	1496	$2,350	$1.57	23d	1	0.96mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	15d	1	1.05mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	1.14mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	23d	1	1.15mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	23d	1	1.18mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	23d	1	1.18mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	15d	1	1.18mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	23d	1	1.18mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	15d	1	1.18mi
43060 Greenway Blvd #742 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	1.26mi
43060 Greenway Blvd #713 Punta Gorda, FL	2.0	2.0	1150	$5,400	$4.70	23d	1	1.26mi
43060 Greenway Blvd #731 Punta Gorda, FL	2.0	2.0	1301	$6,500	$5.00	23d	1	1.26mi
43051 Greenway Blvd #822 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	23d	1	1.28mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.28mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	23d	1	1.29mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	23d	1	1.29mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	15d	2	1.29mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	1.30mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	1.30mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	23d	3	1.31mi
43040 Greenway Blvd #532 Punta Gorda, FL	2.0	2.0	1170	$6,000	$5.13	23d	1	1.32mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	23d	1	1.33mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	23d	1	1.33mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	23d	1	1.33mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	23d	1	1.33mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	1.33mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	23d	1	1.33mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	15d	1	1.33mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.34mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	23d	1	1.35mi
43030 Greenway Blvd Punta Gorda, FL	2.0	2.0	1184	$5,500	$4.65	15d	2	1.35mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	23d	1	1.38mi
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	23d	1	1.39mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	23d	1	1.39mi

HOA detail

• Monthly dues: $201 · $2,412/yr

Listing history 22 events

1. 2026-06-22
   days on market $332,905 Active 97 DOM
2. 2026-06-18
   days on market $332,905 Active 94 DOM
3. 2026-06-17
   days on market $332,905 Active 93 DOM
4. 2026-06-16
   days on market $332,905 Active 92 DOM
5. 2026-06-15
   days on market $332,905 Active 91 DOM
6. 2026-06-14
   days on market $332,905 Active 89 DOM
7. 2026-06-13
   days on market $332,905 Active 88 DOM
8. 2026-06-10
   days on market $332,905 Active 86 DOM
9. 2026-06-09
   days on market $332,905 Active 85 DOM
10. 2026-06-08
    days on market $332,905 Active 84 DOM
11. 2026-06-07
    days on market $332,905 Active 83 DOM
12. 2026-06-05
    days on market $332,905 Active 80 DOM
13. 2026-06-03
    days on market $332,905 Active 79 DOM
14. 2026-06-02
    days on market $332,905 Active 78 DOM
15. 2026-06-01
    days on market $332,905 Active 77 DOM
16. 2026-05-31
    days on market $332,905 Active 76 DOM
17. 2026-05-30
    days on market $332,905 Active 75 DOM
18. 2026-04-25
    status Active 224-char remark

    Show marketing remark (224 chars)

    Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

19. 2026-04-25
    historical 224-char remark

    Show marketing remark (224 chars)

    Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

20. 2026-03-25
    listed $332,905 Active 665-char remark

    Show marketing remark (665 chars)

    BRAND NEW energy - efficient home Apr 2026! Photos are of builder model home. Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower. Crescent Lakes - Premier Series and explore a gated community of single-family homes for sale in Southwest FL. The solar powered, master-planned community Babcock Ranch offers resort-style amenities, shopping and dining, and a unique greenSTEAM based school. Homeowners will have access to a private amenity center as well. Innovative, energy-efficient features.

21. 2026-03-17
    listed $332,905 Active 224-char remark

    Show marketing remark (224 chars)

    Entertain guests with ease in the open kitchen, dining, and great room that flow to the patio. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

22. 2026-03-16
    listed $332,905 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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: −$18,648
• − Property taxes: −$2,845
• − Insurance: −$1,665
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − HOA: −$2,412
• − Depreciation: −$9,685
• Taxable loss: −$8,508
• Est. tax savings @ 24.0%: +$2,042
• After-tax cash flow: $-675/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

5 events — show timeline

• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-03-25 Listed $332,905 FORTMLS
• 2026-03-17 Listed $332,905 Zillow
• 2026-03-16 Listed $332,905 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.5%/yr

Latest (2025): $2,845 · -2.5% YoY. Source: county tax records.