LAKESIDE Plan · North Fort Myers, FL 33982

$392,990

5 bd · 3.0 ba · 2,078 sqft · SingleFamily · 184 Days on market

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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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

The Lakeside floorplan at Palmetto Landing at Babcock Ranch is a spacious floor plan encompassing 5 bedrooms, 3 bathrooms, and great room. This 2,078 square foot home features an open concept floorplan where the living area, dining area, and kitchen join to create the perfect space for family time and entertaining. In the kitchen, the quartz countertops and kitchen island are ideal for preparing meals or sharing meals at barstool area on the peninsula. Positioned at the back of the home, the primary bedroom offers a grand bedroom adorned with an en suite bathroom and a walk-in closet. The additional 4 bedrooms are positioned on opposite sides of the home to allow for kids or guests to have

Key facts

• En suite bathroom
• Quartz countertops
• Walk-in closet

Tags

• OPEN CONCEPT FLOORPLAN
• QUARTZ COUNTERTOPS
• KITCHEN ISLAND
• EN SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property located in Punta Gorda, FL 33982 (44696 Plumeria St listed as address)
• Financial info: List price $392,990
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: New construction plan (LAKESIDE); Inventory type: Plan
• Construction: Construction details not provided
• Exterior features: Living area approximately 2,078 (living area figure provided)

Interior

• Kitchen: Included appliances and specific kitchen details not provided
• Bedrooms: 5 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open floor plan (plan name: LAKESIDE)
• Laundry & utility: Laundry details not provided

🏗️ New construction. The $392,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $415,600.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $393k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (17.8% below list).
• Recommended offer: $323k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,231/mo this rent would consume 54% 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 $12k 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 184 days — a 12% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,069 (17.8% 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 184 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $415,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17845 Shade Tree Loop	0.21mi	4/2.0 (-1)	2,034 (-2%)	4mo	$405,000	$199	74
44616 Palm Frond Dr	0.10mi	4/2.0 (-1)	1,828 (-12%)	16mo	$365,000	$200	53
17734 Shade Tree Loop	0.30mi	4/2.0 (-1)	1,828 (-12%)	6mo	$335,000	$183	52
44598 Palm Frond Dr	0.11mi	4/2.0 (-1)	1,828 (-12%)	21mo	$372,990	$204	48

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-83,955
• Equity at exit: $61,967

10-year hold

• IRR: -11.4%
• Equity multiple: 0.28×
• Total profit: $-83,545
• Equity at exit: $35,933

Cash invested: $116,368 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,231 high
• Mortgage (P&I): −$2,179
• Tax est. 1.5%: −$520 /mo · $6,234/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-320

Break-even live

Break-even rent $3,636

Max offer price $369,314

Occupancy floor —

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: $103,900
• Closing costs: $12,468
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	0.31mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	0.98mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.99mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	1.40mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	13d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $392,990 Active 184 DOM
2. 2026-06-17
   days on market $392,990 Active 183 DOM
3. 2026-06-16
   days on market $392,990 Active 182 DOM
4. 2026-06-15
   days on market $392,990 Active 181 DOM
5. 2026-06-14
   days on market $392,990 Active 179 DOM
6. 2026-06-13
   days on market $392,990 Active 178 DOM
7. 2026-06-10
   days on market $392,990 Active 176 DOM
8. 2026-06-09
   days on market $392,990 Active 175 DOM
9. 2026-06-08
   days on market $392,990 Active 174 DOM
10. 2026-06-05
    days on market $392,990 Active 170 DOM
11. 2026-06-02
    days on market $392,990 Active 168 DOM
12. 2026-06-01
    days on market $392,990 Active 167 DOM
13. 2026-05-31
    days on market $392,990 Active 166 DOM
14. 2026-05-30
    days on market $392,990 Active 165 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: $38,768
• − Mortgage interest: −$23,280
• − Property taxes: −$6,234
• − Insurance: −$2,078
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$12,090
• Taxable loss: −$11,117
• Est. tax savings @ 24.0%: +$2,668
• After-tax cash flow: $-1,170/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