20774 Kaidon Ln · North Fort Myers, FL 33917

$339,000

3 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 35 Days on market

Built 2006 5,924 sqft lot Est $341k · at est. $376/mo HOA · 10% of rent ↓ 2% since listing

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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 +17.3/30.0
• ARV discount +7.8/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the desirable Fairways section of HERONS GLEN COUNTRY CLUB, this beautifully maintained 3-bedroom, 2-bathroom Jasmine model with GOLF COURSE VIEWS has EXTERIOR MAINTENANCE INCLUDED for a truly relaxing lifestyle. Step inside to find an open, bright living area with engineered HARDWOOD FLOORS throughout the main spaces and tile in the wet areas. The kitchen has been totally updated, featuring stainless steel appliances, including a new 2024 microwave, NATURAL STONE countertops, and CUSTOM WOOD CABINETRY with tall upper cabinets, crown molding, under-cabinet lighting, and a tile backsplash. The breakfast bar and recessed lighting create an environment ideal for both cooking and entertaining. The third bedroom, with double pocket doors, also works well as an office or den. The primary bedroom is spacious and sunny with a large WALK-IN CLOSET and en-suite bath with a walk-in shower. On the opposite side of the house, the guest bedroom offers plenty of privacy. Throughout the home, PLANTATION SHUTTERS and a custom wood cornice above the expansive sliding doors add elegance, while the EXTENDED LANAI—featuring herringbone-patterned pavers, beautiful landscaping, and sweeping GOLF COURSE VIEWS—invites you to enjoy the outdoors in comfort. The screened front lanai adds even more charm, while the PAVER driveway and two-car garage, complete with built-in storage, provide ample space for both parking and projects. HURRICANE SHUTTERS provide peace of mind, and the maintenance-free lifestyle means more time to enjoy the amazing activities, clubs, classes, events and amenities at Herons Glen. This home is more than just a place to live—it’s a lifestyle.

Key facts

• 5,924 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community of approximately 1,300 units
• Financial info: Pets allowed with conditions (call); maximum of 3 pets
• HOA & community: Homeowners association (quarterly fees); Association fee includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, recreation facilities, reserve fund, road maintenance, street lights and security; Community amenities: clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball, bocce, shuffleboard, putting greens, golf course, restaurant, barbecue/picnic areas, sidewalks, trails, management, billiards/hobby/library rooms

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway parking; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High speed internet available; Underground utilities
• Home design: Single-story home; Entry level: 1; Resale property; Faces northeast; RPD zoning
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Lanai; Screened porch; Porch; Sprinkler/irrigation system (automatic); Shutters (electric and manual); Gas grill; Community pool; Private paved road frontage; Southwest exposure; Has view

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator (with ice maker); Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; At least one bedroom on main level; Guest quarters
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Multiple shower heads; Separate shower
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic access with pull-down stairs; Breakfast bar; Built-in features; Eat-in kitchen; Family/Dining room; High ceilings; Living/Dining room combination; Multiple shower heads; Pantry; Shower only (no tub); Separate shower; Cable TV available; Window treatments; Window coverings; High speed internet available; Furnished
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 846 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,637/mo this rent would consume 79% of the median local household income ($55k/yr) (locally 775% 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 $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($329k) 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.

Risks & watch-outs

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

Recommended offer $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $341,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20794 Kaidon Ln	0.05mi	3/2.0	1,532 (-0%)	4mo	$342,500	$224	93
20854 Kaidon Ln	0.16mi	3/2.0	1,538 (0%)	4mo	$340,000	$221	89
20755 Kaidon Ln	0.05mi	3/2.0	1,538 (0%)	14mo	$380,000	$247	86
3511 Via Montana Way	0.17mi	2/2.0 (-1)	1,492 (-3%)	1mo	$425,000	$285	81
3404 Crosswater Dr	0.06mi	3/2.0	1,750 (+14%)	7mo	$395,000	$226	68
3598 Crosswater Dr	0.43mi	3/2.0	1,672 (+9%)	2mo	$300,000	$179	64
3615 Crosswater Dr	0.46mi	3/2.0	1,672 (+9%)	3mo	$300,000	$179	62
3512 Via Athena	0.65mi	3/2.0	1,537 (-0%)	15mo	$372,000	$242	57
20502 Sky Meadow Ln	0.43mi	3/2.0	1,702 (+11%)	6mo	$377,500	$222	57
3610 Rollingwater Way	0.48mi	3/2.0	1,670 (+9%)	8mo	$274,500	$164	57
3655 Crosswater Dr	0.54mi	3/2.0	1,670 (+9%)	8mo	$293,000	$175	54
3663 Crosswater Dr	0.55mi	3/2.0	1,670 (+9%)	9mo	$312,170	$187	53

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-40,118
• Equity at exit: $50,546

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-18,986
• Equity at exit: $29,311

Cash invested: $94,920 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 846
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,637 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$328 /mo · $3,932/yr
• Insurance: −$141
• HOA: −$376
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $250

Break-even live

Break-even rent $3,320

Max offer price $339,000

Occupancy floor 88%

Sensitivity live

Price	-10% $442	-5% $346	+0% $250	+5% $154	+10% $58
Rent	-10% $-37	-5% $107	+0% $250	+5% $394	+10% $538
Rate	-1.0pp $421	-0.5pp $336	base $250	+0.5pp $162	+1.0pp $73

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20719 Kaidon Ln North Fort Myers, FL	2.0	2.0	1538	$4,000	$2.60	25d	1	0.11mi
20961 Skyler Dr North Fort Myers, FL	3.0	3.0	2133	$6,000	$2.81	25d	1	0.35mi
20461 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$2,250	$1.23	25d	1	0.76mi
20333 Camino Torcido Loop North Fort Myers, FL	4.0	2.0	1828	$3,800	$2.08	25d	1	0.76mi
20728 Tisbury Ln North Fort Myers, FL	3.0	2.5	2133	$5,000	$2.34	16d	1	0.87mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	25d	1	1.27mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	18d	1	1.27mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	23d	1	1.27mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	25d	1	1.48mi

HOA detail

• Monthly dues: $376 · $4,512/yr
• Likely covers: landscapingexterior maint.

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-03-31
   listed $339,000 Active
3. 2025-04-15
   soldstatus $337,000
4. 2025-04-09
   soldstatus $337,000 Closed 1701-char remark

   Show marketing remark (1701 chars)

   Nestled in the desirable Fairways section of HERONS GLEN COUNTRY CLUB, this beautifully maintained 3-bedroom, 2-bathroom Jasmine model with GOLF COURSE VIEWS has EXTERIOR MAINTENANCE INCLUDED for a truly relaxing lifestyle. Step inside to find an open, bright living area with engineered HARDWOOD FLOORS throughout the main spaces and tile in the wet areas. The kitchen has been totally updated, featuring stainless steel appliances, including a new 2024 microwave, NATURAL STONE countertops, and CUSTOM WOOD CABINETRY with tall upper cabinets, crown molding, under-cabinet lighting, and a tile backsplash. The breakfast bar and recessed lighting create an environment ideal for both cooking and entertaining. The third bedroom, with double pocket doors, also works well as an office or den. The primary bedroom is spacious and sunny with a large WALK-IN CLOSET and en-suite bath with a walk-in shower. On the opposite side of the house, the guest bedroom offers plenty of privacy. Throughout the home, PLANTATION SHUTTERS and a custom wood cornice above the expansive sliding doors add elegance, while the EXTENDED LANAI—featuring herringbone-patterned pavers, beautiful landscaping, and sweeping GOLF COURSE VIEWS—invites you to enjoy the outdoors in comfort. The screened front lanai adds even more charm, while the PAVER driveway and two-car garage, complete with built-in storage, provide ample space for both parking and projects. HURRICANE SHUTTERS provide peace of mind, and the maintenance-free lifestyle means more time to enjoy the amazing activities, clubs, classes, events and amenities at Herons Glen. This home is more than just a place to live—it’s a lifestyle.

5. 2025-02-24
   status Pending 1701-char remark

   Show marketing remark (1701 chars)

   Nestled in the desirable Fairways section of HERONS GLEN COUNTRY CLUB, this beautifully maintained 3-bedroom, 2-bathroom Jasmine model with GOLF COURSE VIEWS has EXTERIOR MAINTENANCE INCLUDED for a truly relaxing lifestyle. Step inside to find an open, bright living area with engineered HARDWOOD FLOORS throughout the main spaces and tile in the wet areas. The kitchen has been totally updated, featuring stainless steel appliances, including a new 2024 microwave, NATURAL STONE countertops, and CUSTOM WOOD CABINETRY with tall upper cabinets, crown molding, under-cabinet lighting, and a tile backsplash. The breakfast bar and recessed lighting create an environment ideal for both cooking and entertaining. The third bedroom, with double pocket doors, also works well as an office or den. The primary bedroom is spacious and sunny with a large WALK-IN CLOSET and en-suite bath with a walk-in shower. On the opposite side of the house, the guest bedroom offers plenty of privacy. Throughout the home, PLANTATION SHUTTERS and a custom wood cornice above the expansive sliding doors add elegance, while the EXTENDED LANAI—featuring herringbone-patterned pavers, beautiful landscaping, and sweeping GOLF COURSE VIEWS—invites you to enjoy the outdoors in comfort. The screened front lanai adds even more charm, while the PAVER driveway and two-car garage, complete with built-in storage, provide ample space for both parking and projects. HURRICANE SHUTTERS provide peace of mind, and the maintenance-free lifestyle means more time to enjoy the amazing activities, clubs, classes, events and amenities at Herons Glen. This home is more than just a place to live—it’s a lifestyle.

6. 2025-02-15
   listed $345,000 Active 1701-char remark

   Show marketing remark (1701 chars)

   Nestled in the desirable Fairways section of HERONS GLEN COUNTRY CLUB, this beautifully maintained 3-bedroom, 2-bathroom Jasmine model with GOLF COURSE VIEWS has EXTERIOR MAINTENANCE INCLUDED for a truly relaxing lifestyle. Step inside to find an open, bright living area with engineered HARDWOOD FLOORS throughout the main spaces and tile in the wet areas. The kitchen has been totally updated, featuring stainless steel appliances, including a new 2024 microwave, NATURAL STONE countertops, and CUSTOM WOOD CABINETRY with tall upper cabinets, crown molding, under-cabinet lighting, and a tile backsplash. The breakfast bar and recessed lighting create an environment ideal for both cooking and entertaining. The third bedroom, with double pocket doors, also works well as an office or den. The primary bedroom is spacious and sunny with a large WALK-IN CLOSET and en-suite bath with a walk-in shower. On the opposite side of the house, the guest bedroom offers plenty of privacy. Throughout the home, PLANTATION SHUTTERS and a custom wood cornice above the expansive sliding doors add elegance, while the EXTENDED LANAI—featuring herringbone-patterned pavers, beautiful landscaping, and sweeping GOLF COURSE VIEWS—invites you to enjoy the outdoors in comfort. The screened front lanai adds even more charm, while the PAVER driveway and two-car garage, complete with built-in storage, provide ample space for both parking and projects. HURRICANE SHUTTERS provide peace of mind, and the maintenance-free lifestyle means more time to enjoy the amazing activities, clubs, classes, events and amenities at Herons Glen. This home is more than just a place to live—it’s a lifestyle.

ⓘ 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: $3,932 · $328/mo
• Projected year-2 tax: $3,932 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $43,639
• − Mortgage interest: −$18,989
• − Property taxes: −$3,932
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,491
• − Management: −$3,491
• − HOA: −$4,512
• − Depreciation: −$9,862
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $3,563/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 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

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• Metro: Cape Coral-Fort Myers, 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

-1.7% since first listed

6 events — show timeline

• 2026-05-07 Pending — FORTMLS
• 2026-03-31 Listed $339,000 FORTMLS
• 2025-04-15 Sold (Public Records) $337,000 Public Records
• 2025-04-09 Sold (MLS) $337,000 FORTMLS
• 2025-02-24 Pending — FORTMLS
• 2025-02-15 Listed $345,000 FORTMLS

Property tax history

+1.2%/yr

Latest (2025): $3,932 · +3.0% YoY. Source: county tax records.