Jackson Plan · North Fort Myers, FL 33982

$334,990

4 bd · 3.0 ba · 1,806 sqft · Townhouse · 127 Days on market

Good condition $124/mo HOA · 3% 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Step into the Jackson, a generously spacious and open concept floorplan with a rear entry detached one-car garage for convenience. The first floor presents a bedroom and full bath, along with a seamlessly integrated kitchen, dining, and great room, all overlooking a private lanai. Ascend to the second floor to discover the master suite, featuring a grand bath with double sinks, an oversized shower, and a spacious walk-in closet. The loft area offers additional space for entertainment and relaxation. Surrounding the loft are two more bedrooms with a full bath, a walk-in laundry room, and extra storage space, completing the layout of this thoughtfully designed home. Every home comes with a SM

Key facts

• Master suite
• Double sinks
• Grand bath

Tags

• OPEN CONCEPT FLOORPLAN
• REAR ENTRY DETACHED GARAGE
• PRIVATE LANAI
• MASTER SUITE
• GRAND BATH
• DOUBLE SINKS

Property features AI

Finance

• Financial info: List price $334,990
• HOA & community: Association fee: $124

Exterior

• Parking: 1 parking space; 1-car garage
• Home design: Single-family plan; Located in Punta Gorda, FL
• Exterior features: 1,806 living area

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Jackson plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 13 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).
• At $3,798/mo this rent would consume 63% of the median local household income ($72k/yr) (locally 43% 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.
• 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 127 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $294,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.13% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.3

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-14,012
• Equity at exit: $49,948

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $52,739
• Equity at exit: $28,964

Cash invested: $93,797 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,798 high
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$124
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $562

Break-even live

Break-even rent $3,087

Max offer price $334,990

Occupancy floor 80%

Sensitivity live

Price	-10% $793	-5% $677	+0% $562	+5% $446	+10% $330
Rent	-10% $262	-5% $412	+0% $562	+5% $712	+10% $862
Rate	-1.0pp $730	-0.5pp $647	base $562	+0.5pp $475	+1.0pp $387

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: $83,748
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.22mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	22d	1	0.31mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,826	$1.47	22d	25	0.46mi
16572 Kingwood Ln #3611 Punta Gorda, FL	3.0	2.0	1749	$4,500	$2.57	22d	1	0.76mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	22d	1	0.89mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	22d	1	0.90mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	22d	1	0.96mi
42098 Journey Dr Punta Gorda, FL	3.0	2.0	2000	$9,000	$4.50	22d	1	1.00mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	14d	2	1.31mi
16397 Preservation Blvd Punta Gorda, FL	4.0	3.5	2353	$2,800	$1.19	22d	1	1.34mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$6,500	$5.23	14d	7	1.41mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	22d	3	1.44mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	22d	1	1.47mi

HOA detail

• Monthly dues: $124 · $1,488/yr

Listing history 14 events

1. 2026-06-18
   days on market $334,990 Active 127 DOM
2. 2026-06-17
   days on market $334,990 Active 126 DOM
3. 2026-06-16
   days on market $334,990 Active 125 DOM
4. 2026-06-15
   days on market $334,990 Active 124 DOM
5. 2026-06-14
   days on market $334,990 Active 122 DOM
6. 2026-06-13
   days on market $334,990 Active 121 DOM
7. 2026-06-10
   days on market $334,990 Active 119 DOM
8. 2026-06-09
   days on market $334,990 Active 118 DOM
9. 2026-06-08
   days on market $334,990 Active 117 DOM
10. 2026-06-05
    days on market $334,990 Active 113 DOM
11. 2026-06-02
    days on market $334,990 Active 111 DOM
12. 2026-06-01
    days on market $334,990 Active 110 DOM
13. 2026-05-31
    days on market $334,990 Active 109 DOM
14. 2026-05-30
    days on market $334,990 Active 108 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: $45,580
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,646
• − Management: −$3,646
• − HOA: −$1,488
• − Depreciation: −$9,745
• Taxable income: $1,589
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $6,358/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 · 4 photos

Good 80/100 Cosmetic rehab

The Jackson townhouse is in good condition with a well-maintained exterior and interior. A fresh coat of paint and an upgrade to the HVAC system would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Upgrade HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Upgrade HVAC system — 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): 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