28518 Sweet Meadow Dr · North Fort Myers, FL 33955

$225,948

3 bd · 2.5 ba · 1,343 sqft · Townhouse · 10 Days on market

Built 2026 Good condition Est $282k · 20% under $256/mo HOA · 6% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story townhome features a smart layout designed to maximize space. On the first floor is an open-plan layout connecting a multifunctional kitchen, lovely dining area and welcoming Great Room, which features sliding glass doors to a patio that's perfect for outdoor relaxation. Ideally situated upstairs are two secondary bedrooms and a tranquil owner's suite complete with a private bathroom.

Key facts

• Pristine pool
• Open plan layout
• Endless recreation

Tags

• RESORT STYLE AMENITIES
• PRISTINE POOL
• ENDLESS RECREATION
• ONSITE LIFESTYLE DIRECTOR
• OPEN PLAN LAYOUT
• MULTIFUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Building contains 8 units (multi-unit building); Building has 2 floors
• HOA & community: Mandatory HOA; Master HOA fee $768 quarterly; One-time fee $4,950; Total annual recurring fees $3,072; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities; Developer-managed; Community amenities include clubhouse, community pool, community room, community park, pickleball, tennis court, sidewalks, streetlights, underground utilities, internet access; Gated community

Exterior

• Parking: Attached 1-car garage
• Security: Shutters for storm protection; Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 1 story / ranch, traditional style; Rear exposure facing south; Year built 2026; Part of Willow at Punta Gorda development
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Shingle roof; Single-hung and sliding windows; Manual shutters; Landscaped area view; Irrigation with lake/canal and reclaimed water; Regular lot; Restrictions: Architectural, Deeded, No RV

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Freezer; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom with dual sinks and shower (no tub)
• Heating & cooling: Central electric cooling
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room floor plan; Split bedroom layout; Breakfast bar and family dining area; Open porch/lanai; Guest room and guest bath; Laundry in residence
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $226k).
• Cap rate 13.8% 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: 1481 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $4,084/mo this rent would consume 64% of the median local household income ($77k/yr) (locally 226% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,948

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $282,030
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15185 Bluffton Ln #826	0.00mi	2/2.0 (-1)	1,366 (+2%)	7mo	$287,000	$210	85

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.84×
• Total profit: $53,316
• Equity at exit: $33,690

10-year hold

• IRR: 28.9%
• Equity multiple: 3.57×
• Total profit: $162,833
• Equity at exit: $19,536

Cash invested: $63,265 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,084 medium
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,389/yr
• Insurance: −$94
• HOA: −$256
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $1,409

Break-even live

Break-even rent $2,301

Max offer price $225,948

Occupancy floor 61%

Sensitivity live

Price	-10% $1,565	-5% $1,487	+0% $1,409	+5% $1,330	+10% $1,252
Rent	-10% $1,086	-5% $1,247	+0% $1,409	+5% $1,570	+10% $1,731
Rate	-1.0pp $1,522	-0.5pp $1,466	base $1,409	+0.5pp $1,350	+1.0pp $1,290

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: $56,487
• Closing costs: $6,778
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15285 Green Acres AVE #418 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.03mi
15195 Bluffton LN #917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.03mi
14778 Martingale PL Punta Gorda, FL	3.0	2.0	1417	$2,300	$1.62	14d	1	0.03mi
15375 Green Acres AVE #2217 Babcock Ranch, FL	2.0	2.0	1120	$1,600	$1.43	14d	1	0.43mi

HOA detail

• Monthly dues: $256 · $3,072/yr

Listing history 4 events

1. 2026-05-30
   status $225,948 Pending 10 DOM
2. 2026-05-19
   listed $225,948 Active
3. 2026-05-16
   price $225,949 405-char remark

   Show marketing remark (405 chars)

   This new two-story townhome features a smart layout designed to maximize space. On the first floor is an open-plan layout connecting a multifunctional kitchen, lovely dining area and welcoming Great Room, which features sliding glass doors to a patio that's perfect for outdoor relaxation. Ideally situated upstairs are two secondary bedrooms and a tranquil owner's suite complete with a private bathroom.

4. 2026-04-08
   listed $224,499 Active 405-char remark

   Show marketing remark (405 chars)

   This new two-story townhome features a smart layout designed to maximize space. On the first floor is an open-plan layout connecting a multifunctional kitchen, lovely dining area and welcoming Great Room, which features sliding glass doors to a patio that's perfect for outdoor relaxation. Ideally situated upstairs are two secondary bedrooms and a tranquil owner's suite complete with a private bathroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,003
• − Mortgage interest: −$12,657
• − Property taxes: −$3,389
• − Insurance: −$1,130
• − Repairs & maintenance: −$3,920
• − Management: −$3,920
• − HOA: −$3,072
• − Depreciation: −$6,573
• Taxable income: $14,342
• Est. tax owed @ 24.0%: −$3,442
• After-tax cash flow: $13,460/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhome in a desirable community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace window screens — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace window screens — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

+0.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $225,948 NAPLESMLS
• 2026-05-16 Price Changed $225,949 Zillow
• 2026-04-08 Listed $224,499 Zillow