17323 Peregrine Way · North Fort Myers, FL 33982

$310,020

3 bd · 2.5 ba · 1,648 sqft · Land · 77 Days on market

Built 2026 $260/mo HOA · 10% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

The Washington welcomes guests into a grand open-concept first floor. The large family room is ideal for entertaining or relaxing. The kitchen includes a large, functional island, and the adjacent dining room has views to a private patio through a sliding glass door. The second floor boasts a split floorplan with three bedrooms, perfect for privacy and functionality. The owner's suite is a true retreat complimented by a grand walk-in closet and private bath with double sinks Two additional bedrooms with a full bath and a walk in laundry room completes this home.

Key facts

• Split floorplan
• Private patio
• Grand walk-in closet

Tags

• OPEN-CONCEPT FIRST FLOOR
• LARGE FUNCTIONAL ISLAND
• PRIVATE PATIO
• SPLIT FLOORPLAN
• GRAND WALK-IN CLOSET
• PRIVATE BATH WITH DOUBLE SINKS

Property features AI

Finance

• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association (monthly fees: $136 and $124); HOA includes association management and pest control; Community amenities: clubhouse, dog park, playground, pickleball, park, sidewalks, tennis courts, management; Non-gated community with nearby shopping and street lights; 244 units in community

Exterior

• Parking: Attached garage; 2 covered garage spaces
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation included in assessment
• Home design: 2-story; Under construction; Faces west
• Construction: Block, concrete, stucco, and wood frame construction; Shingle roof
• Exterior features: Patio; Manual shutters; Zero lot line; East exposure

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Pantry
• Bedrooms: Master bedroom (12.0 x 17.0)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double-hung windows; Dual sinks; Family/Dining room; Living/Dining room; Pantry; Shower only (separate shower); Walk-in closet(s); Split bedrooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $310k.

Deal economics

• At list price, monthly cash flow is $-64 ($-768/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (13.3% below list).
• Recommended offer: $269k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 77 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,828 (13.3% 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 77 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 9.6

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-51,155
• Equity at exit: $46,225

10-year hold

• IRR: -6.2%
• Equity multiple: 0.58×
• Total profit: $-36,539
• Equity at exit: $26,805

Cash invested: $86,806 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$129
• HOA: −$260
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-64

Break-even live

Break-even rent $2,769

Max offer price $298,710

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $24	+0% $-64	+5% $-152	+10% $-240
Rent	-10% $-276	-5% $-170	+0% $-64	+5% $42	+10% $148
Rate	-1.0pp $92	-0.5pp $15	base $-64	+0.5pp $-144	+1.0pp $-226

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: $77,505
• Closing costs: $9,301
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17174 Curry Preserve Dr Punta Gorda, FL	3.0	1.0–2.0	1036	$2,354	$2.27	22d	58	0.27mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	22d	1	0.28mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	22d	25	0.51mi
16572 Kingwood Ln #3611 Punta Gorda, FL	3.0	2.0	1749	$4,500	$2.57	22d	1	0.69mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	22d	1	0.89mi
42098 Journey Dr Punta Gorda, FL	3.0	2.0	2000	$9,000	$4.50	22d	1	0.95mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	22d	1	0.97mi
42218 Edgewater Dr Punta Gorda, FL	2.0	2.0	1662	$2,595	$1.56	22d	1	0.97mi
43060 Greenway Blvd #713 Punta Gorda, FL	2.0	2.0	1150	$5,400	$4.70	22d	1	1.22mi
43060 Greenway Blvd #742 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	1.22mi
43060 Greenway Blvd #731 Punta Gorda, FL	2.0	2.0	1301	$6,500	$5.00	22d	1	1.22mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	14d	2	1.25mi
43040 Greenway Blvd #532 Punta Gorda, FL	2.0	2.0	1170	$6,000	$5.13	22d	1	1.29mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	14d	1	1.32mi
43030 Greenway Blvd Punta Gorda, FL	2.0	2.0	1184	$5,500	$4.65	14d	2	1.32mi
43051 Greenway Blvd #822 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	22d	1	1.34mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$6,500	$5.23	14d	7	1.34mi
43981 Boardwalk Loop #2232 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	22d	1	1.35mi
43981 Boardwalk Loop #2222 Punta Gorda, FL	2.0	2.0	1154	$4,900	$4.25	22d	1	1.35mi
43010 Greenway Blvd Punta Gorda, FL	2.0	2.0	1145	$6,300	$5.50	22d	2	1.35mi
43000 Greenway Blvd Punta Gorda, FL	2.0	2.0	1159	$4,050	$3.49	14d	4	1.36mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	22d	3	1.37mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	1.40mi
43997 Boardwalk Loop #1832 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	22d	1	1.41mi
43997 Boardwalk Loop #1843 Punta Gorda, FL	2.0	2.0	1120	$1,599	$1.43	22d	1	1.41mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	22d	1	1.41mi
43997 Boardwalk Loop #1827 Punta Gorda, FL	2.0	2.0	1154	$5,400	$4.68	22d	1	1.41mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	22d	1	1.41mi
15970 Grassland Ln Punta Gorda, FL	2.0	2.0	1476	$6,250	$4.23	22d	2	1.42mi
15980 Grassland Ln Punta Gorda, FL	2.0	2.0	1467	$6,625	$4.51	22d	2	1.42mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	22d	1	1.43mi
43996 Boardwalk Loop #1422 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	22d	1	1.46mi
43993 Boardwalk Loop #1913 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	1.47mi
43993 Boardwalk Loop #1941 Punta Gorda, FL	2.0	2.0	1198	$4,500	$3.76	22d	1	1.47mi
42380 Cascade Dr Punta Gorda, FL	3.0	2.0	1662	$2,600	$1.56	22d	1	1.48mi
15919 Leaning Pine Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	22d	1	1.49mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	22d	1	1.49mi

HOA detail

• Monthly dues: $260 · $3,120/yr

Listing history 18 events

1. 2026-06-18
   days on market $310,020 Active 77 DOM
2. 2026-06-17
   days on market $310,020 Active 76 DOM
3. 2026-06-16
   days on market $310,020 Active 75 DOM
4. 2026-06-15
   days on market $310,020 Active 74 DOM
5. 2026-06-14
   days on market $310,020 Active 72 DOM
6. 2026-06-13
   pricedays on market $310,020 Active 71 DOM
7. 2026-06-10
   days on market $330,020 Active 69 DOM
8. 2026-06-09
   days on market $330,020 Active 68 DOM
9. 2026-06-08
   days on market $330,020 Active 67 DOM
10. 2026-06-07
    days on market $330,020 Active 66 DOM
11. 2026-06-05
    days on market $330,020 Active 63 DOM
12. 2026-06-03
    days on market $330,020 Active 62 DOM
13. 2026-06-02
    days on market $330,020 Active 61 DOM
14. 2026-06-01
    days on market $330,020 Active 60 DOM
15. 2026-05-31
    days on market $330,020 Active 59 DOM
16. 2026-05-30
    days on market $330,020 Active 58 DOM
17. 2026-04-04
    listed $330,020 Active 568-char remark

    Show marketing remark (568 chars)

    The Washington welcomes guests into a grand open-concept first floor. The large family room is ideal for entertaining or relaxing. The kitchen includes a large, functional island, and the adjacent dining room has views to a private patio through a sliding glass door. The second floor boasts a split floorplan with three bedrooms, perfect for privacy and functionality. The owner's suite is a true retreat complimented by a grand walk-in closet and private bath with double sinks Two additional bedrooms with a full bath and a walk in laundry room completes this home.

18. 2026-04-02
    listed $330,020 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: $2,074 · $173/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$499/yr (+$42/mo · 24.1%)

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

Taxation est. · year 1

• Rental income: $32,259
• − Mortgage interest: −$17,366
• − Property taxes: −$2,074
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − HOA: −$3,120
• − Depreciation: −$9,019
• Taxable loss: −$6,031
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $679/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

2 events — show timeline

• 2026-04-04 Listed $330,020 Zillow
• 2026-04-02 Listed $330,020 FORTMLS

Property tax history

+5.0%/yr

Latest (2025): $2,074 · +5.0% YoY. Source: county tax records.