14915 White Pearl Rd · North Fort Myers, FL 33982

$225,000

3 bd · 2.5 ba · 1,879 sqft · Land · 96 Days on market

Built 2025 2,399 sqft lot $437/mo HOA · 16% of rent

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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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.9/10.0
• 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 MLS

Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

Key facts

• Amenity campus
• One car garage
• Open lanai

Tags

• OPEN LANAI
• IMPACT WINDOWS
• PRIVACY FENCE
• ONE CAR GARAGE
• AMENITY CAMPUS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Quarterly association fees listed (examples: $220 quarterly; $408 quarterly); Monthly condo fee listed as $228 (quarterly term) and condo fees shown as $685; Total annual fees noted as $5,252; total monthly fees noted as $437.67; Other annual assessment amount reported
• HOA & community: Has HOA (Icon Management; Babcock Ranch Residential Association); Monthly HOA approximately $73.33; Association fees include 24-hour guard, pool, internet, grounds maintenance, recreational facilities, security, sewer, and trash; Association amenities: basketball court, gated access, park, pickleball courts, playground, pool, recreation facilities, security, tennis courts, trails; Community features: dog park, golf carts allowed, park, playground, pool, sidewalks, tennis courts; Pets allowed with number limit

Exterior

• Parking: Attached garage (1 car); Garage door opener; Electric vehicle charging station
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Sprinkler meter; Sprinkler recycled
• Home design: Townhouse; Residential property; Two levels; Faces southeast; Located in a gated community
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built by Lennar (Berkly model)
• Exterior features: Rear porch; Outdoor lighting; Sidewalk; Sprinkler (metered); Vinyl fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Freezer; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closets; Window treatments; Storm windows
• Laundry & utility: Laundry room; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 40 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).
• 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 96 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 7.0

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-18,725
• Equity at exit: $33,548

10-year hold

• IRR: 3.3%
• Equity multiple: 1.26×
• Total profit: $16,227
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$94
• HOA: −$437
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $226

Break-even live

Break-even rent $2,402

Max offer price $225,000

Occupancy floor 87%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	21d	1	0.11mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	21d	1	0.16mi
44304 Caraton Ter Punta Gorda, FL	3.0	2.5	1879	$2,000	$1.06	21d	1	0.16mi
44481 Mesquite Ln Punta Gorda, FL	3.0	2.0	2246	$6,000	$2.67	21d	1	0.34mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	0.37mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	21d	1	0.43mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	13d	1	0.43mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.47mi
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	21d	1	0.50mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	13d	1	0.51mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	13d	1	0.52mi
15158 Bluffton Ln #2022 Punta Gorda, FL	3.0	2.0	2200	$7,000	$3.18	21d	1	0.53mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.54mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.54mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	21d	1	0.55mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	0.56mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.56mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	21d	1	0.56mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	0.70mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	21d	1	1.04mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.06mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	21d	1	1.10mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.11mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.13mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	1.14mi
15940 Grassland Ln #2526 Punta Gorda, FL	2.0	2.0	1569	$3,000	$1.91	21d	1	1.14mi
15951 Grassland Ln #3821 Punta Gorda, FL	2.0	2.0	2110	$8,800	$4.17	21d	1	1.14mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	21d	1	1.15mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	21d	1	1.17mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	21d	1	1.17mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	21d	1	1.17mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	21d	1	1.17mi
43253 Water Bird Way #5811 Punta Gorda, FL	3.0	2.0	1741	$5,500	$3.16	21d	1	1.20mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	1.27mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	21d	1	1.29mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	21d	1	1.33mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.34mi
43080 Boardwalk Loop Punta Gorda, FL	2.0	2.5	1850	$11,000	$5.95	21d	1	1.36mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	21d	1	1.37mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	1.40mi

HOA detail

• Monthly dues: $437 · $5,244/yr
• Likely covers: waterpool

Listing history 10 events

1. 2026-06-01
   statusdays on market $225,000 Pending 96 DOM
2. 2026-05-31
   days on market $225,000 Active 95 DOM
3. 2026-05-30
   days on market $225,000 Active 94 DOM
4. 2026-04-30
   price $225,000

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

5. 2026-04-30
   price $225,000 1755-char remark

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

6. 2026-03-19
   price $227,000

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

7. 2026-03-19
   price $227,000 1755-char remark

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

8. 2026-02-25
   listed $235,900 Active

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

9. 2026-02-25
   listed $235,900 Active 1755-char remark

   Show marketing remark (1755 chars)

   Welcome to 14915 White Pearl Rd in Tucker’s Cove, one of Babcock Ranch’s fastest-growing and soon-to-be premier communities. This beautifully designed 3-bedroom, 2.5-bath townhome offers the perfect blend of comfort, functionality, and lifestyle. The open-concept main floor is built for entertaining, with a seamless flow between the kitchen, dining, and living areas. Whether you’re hosting friends or enjoying a quiet night in, the space feels connected, bright, and inviting. Upstairs, all three bedrooms are thoughtfully positioned for added privacy, creating a clear separation between living and sleeping spaces. The spacious primary suite offers a peaceful retreat, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Step outside to your open lanai with a privacy fence — ideal for morning coffee, evening unwinding, or letting pets enjoy their own secure space. Impact windows throughout provide peace of mind, energy efficiency, and storm protection. A one-car garage adds convenience and additional storage. As an added bonus, select downstairs furnishings (sofas, chairs, dining set) are included in the sale, making this an easy move-in opportunity. Tucker’s Cove is set to become one of the most sought-after neighborhoods in Babcock Ranch once the amenity campus is complete by 2027. Planned features include a full-service restaurant, lazy river, water slides, resort-style pools, pickleball and tennis courts, and more — delivering a true Florida lifestyle experience right outside your door. If you’re looking for low-maintenance living with high-level amenities in one of Southwest Florida’s most innovative communities, this is the one to see.

10. 2024-10-08
    soldstatus $3,137,600

ⓘ 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: $2,247 · $187/mo
• Projected year-2 tax: $2,247 · $187/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: $32,262
• − Mortgage interest: −$12,603
• − Property taxes: −$2,247
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − HOA: −$5,244
• − Depreciation: −$6,545
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $2,871/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

-92.8% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $225,000 FORTMLS
• 2026-03-19 Price Changed $227,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $227,000 FORTMLS
• 2026-02-25 Listed $235,900 FORTMLS
• 2026-02-25 Listed $235,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-08 Sold (Public Records) $3,137,600 Public Records