Green Acres Ave #3315 · North Fort Myers, FL 33982

$251,497

2 bd · 2.0 ba · 1,120 sqft · Townhouse · 123 Days on market

Built 2026 Excellent condition Est $220k · 15% over

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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 +10.7/30.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Appreciation +2.4/10.0
• ARV discount +0.9/15.0

Listing remarks

This home at Webbs Reserve comes with a bundled golf membership to the club - an exceptional value woven right into your purchase. From the moment you arrive, you're not just a resident; you're a member. This inviting 1,120-square-foot condo offers a smart split floorplan that balances privacy and open living. Step inside to discover a seamless flow between the kitchen, dining room and living room, where sliding doors open to a lanai perfect for outdoor gatherings. The luxurious owner's suite is conveniently located adjacent to the lanai, while a secondary bedroom near the foyer provides extra privacy for guests or family. Covered parking adds ease to your low-maintenance lifestyle. Set wit

Key facts

• Solar-powered town
• Covered parking
• Open layout

Tags

• OPEN LAYOUT
• COVERED PARKING
• RESORT-STYLE CLUBHOUSE
• NATURE TRAILS
• SOLAR-POWERED TOWN
• ECO-FRIENDLY COMMUNITY

Property features AI

Finance

• Financial info: List price $251,497

Exterior

• Home design: Single-family spec home (Arbor plan); Status: Active
• Exterior features: Address: Green Acres Ave #3315, Punta Gorda, FL 33982

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home, Plan name: Arbor; Living area approximately 1,120

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $251k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (18.5% below list).
• Recommended offer: $205k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% 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 $8k 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 123 days — a 12% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,971 (18.5% 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 123 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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $219,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15405 Green Acres Ave #2343	0.35mi	2/2.0	1,120 (0%)	3mo	$219,000	$196	81
15285 Green Acres Ave #412	0.28mi	2/2.0	1,154 (+3%)	10mo	$220,000	$191	74

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-45,930
• Equity at exit: $37,499

10-year hold

• IRR: -8.6%
• Equity multiple: 0.44×
• Total profit: $-39,715
• Equity at exit: $21,745

Cash invested: $70,419 (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: 1044
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,319
• Tax est. 1.5%: −$314 /mo · $3,772/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-119

Break-even live

Break-even rent $2,200

Max offer price $234,311

Occupancy floor —

Sensitivity live

Price	-10% $55	-5% $-32	+0% $-119	+5% $-206	+10% $-293
Rent	-10% $-281	-5% $-200	+0% $-119	+5% $-38	+10% $43
Rate	-1.0pp $8	-0.5pp $-55	base $-119	+0.5pp $-184	+1.0pp $-250

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: $62,874
• Closing costs: $7,545
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	23d	1	0.14mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	23d	1	0.14mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	23d	1	0.14mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	23d	1	0.14mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	23d	1	0.14mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	23d	1	0.14mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	23d	1	0.20mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	15d	1	0.20mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	0.20mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	0.23mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	0.23mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	23d	1	0.24mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	23d	1	0.24mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	23d	1	0.30mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	23d	1	0.33mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	23d	1	0.33mi
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	23d	1	0.34mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	23d	1	0.37mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	15d	1	0.37mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	15d	1	0.37mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	23d	1	0.37mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	23d	1	0.37mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	23d	1	0.40mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	23d	1	0.41mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	23d	1	1.09mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	23d	1	1.09mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	23d	1	1.11mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	23d	1	1.15mi
43985 Boardwalk Loop #2141 Punta Gorda, FL	2.0	2.0	1198	$6,000	$5.01	23d	1	1.26mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	23d	1	1.26mi
43977 Boardwalk Loop #2315 Punta Gorda, FL	2.0	2.0	1120	$4,500	$4.02	23d	1	1.29mi
43989 Boardwalk Loop #2032 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	1.31mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	23d	1	1.31mi
43989 Boardwalk Loop #2024 Punta Gorda, FL	2.0	2.0	1120	$5,400	$4.82	23d	1	1.31mi
43989 Boardwalk Loop #2042 Punta Gorda, FL	2.0	2.0	1120	$5,000	$4.46	23d	1	1.31mi
43989 Boardwalk Loop #2041 Punta Gorda, FL	2.0	2.0	1154	$1,850	$1.60	23d	1	1.31mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	23d	1	1.32mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	23d	1	1.33mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	23d	1	1.33mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	23d	1	1.34mi

Listing history 16 events

1. 2026-06-22
   days on market $251,497 Active 123 DOM
2. 2026-06-18
   days on market $251,497 Active 120 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-17
   days on market $251,497 Active 119 DOM
5. 2026-06-16
   days on market $251,497 Active 118 DOM
6. 2026-06-15
   days on market $251,497 Active 117 DOM
7. 2026-06-14
   days on market $251,497 Active 115 DOM
8. 2026-06-13
   days on market $251,497 Active 114 DOM
9. 2026-06-10
   days on market $251,497 Active 112 DOM
10. 2026-06-09
    days on market $251,497 Active 111 DOM
11. 2026-06-08
    days on market $251,497 Active 110 DOM
12. 2026-06-05
    days on market $251,497 Active 106 DOM
13. 2026-06-02
    days on market $251,497 Active 104 DOM
14. 2026-06-01
    days on market $251,497 Active 103 DOM
15. 2026-05-31
    days on market $251,497 Active 102 DOM
16. 2026-05-30
    days on market $251,497 Active 101 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: $24,597
• − Mortgage interest: −$14,088
• − Property taxes: −$3,772
• − Insurance: −$1,257
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$7,316
• Taxable loss: −$5,773
• Est. tax savings @ 24.0%: +$1,385
• After-tax cash flow: $-40/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready townhouse in Webbs Reserve offers a modern and well-maintained living space with excellent curb appeal and a golf membership bundled into the purchase.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add smart home features — Improves convenience and could increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add smart home features — Improves convenience and could increase rental value ↑

ⓘ 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): 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