Fresh Spring Plan · Verandah, FL 33905

$300,990

3 bd · 2.0 ba · 1,812 sqft · SingleFamily · 8 Days on market

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

* Base price does not include the homesite premium or design options. * The three-bedroom Fresh Spring floor plan by Neal Communities features an open main living area with an airy feel. Upon entry, the aroma of a favorite meal greets you in the well-equipped kitchen, featuring an island and walk-in pantry, and opens to the café dining area. After a meal, you can venture into the great room, with views through glass sliding doors to the covered lanai. Revitalize yourself in the master suite featuring a walk-in closet and a master bath with walk-in shower and private water closet. While the leisure room is perfect for an entertainment space, you have the option to make it a den. Othe

Key facts

• Master suite
• Covered lanai
• Great room

Tags

• OPEN MAIN LIVING AREA
• WELL-EQUIPPED KITCHEN
• WALK-IN PANTRY
• GREAT ROOM
• COVERED LANAI
• MASTER SUITE

Property features AI

Finance

• Financial info: List price $300,990

Exterior

• Parking: 2-car garage (2 parking spaces total)
• Home design: New construction plan; Single-family plan (Fresh Spring)
• Construction: Living area approximately 1,812; Built as part of 2026 inventory
• Exterior features: Located at 11568 Verandah Palm Ct, Fort Myers FL 33905

Interior

• Kitchen: Kitchen included (plan details)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area; Plan model: Fresh Spring

🏗️ New construction. The $300,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $512,796.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $301k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $301k).

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents soft (-3.0%/yr); 763 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,313/mo this rent would consume 55% of the median local household income ($72k/yr) (locally 1358% 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 $4k of loan paydown is wiped out by about $15k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $300,990

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.65% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.75%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $512,796
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 Shady Bnd	0.59mi	3/2.0	1,993 (+10%)	9mo	$565,000	$283	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.06×
• Total profit: $-151,783
• Equity at exit: $76,460

10-year hold

• IRR: -62.3%
• Equity multiple: -0.71×
• Total profit: $-245,494
• Equity at exit: $44,337

Cash invested: $143,583 (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 33905

• Home prices YoY: -31.4%
• Rents YoY: -3.0%
• Active inventory: 763
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,313 high
• Mortgage (P&I): −$2,689
• Tax est. 1.5%: −$641 /mo · $7,692/yr
• Insurance: −$214
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-927

Break-even live

Break-even rent $4,486

Max offer price $378,684

Occupancy floor —

Sensitivity live

Price	-10% $-572	-5% $-750	+0% $-927	+5% $-1,104	+10% $-1,281
Rent	-10% $-1,189	-5% $-1,058	+0% $-927	+5% $-796	+10% $-665
Rate	-1.0pp $-669	-0.5pp $-796	base $-927	+0.5pp $-1,060	+1.0pp $-1,195

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: $128,199
• Closing costs: $15,384
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Cottonwood Bnd #1901 Fort Myers, FL	3.0	2.5	1821	$2,500	$1.37	24d	1	0.06mi
3111 Cottonwood Bnd #1704 Fort Myers, FL	3.0	2.5	1833	$3,000	$1.64	24d	1	0.09mi
3240 Cottonwood Bnd #201 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	24d	1	0.14mi
3211 Cottonwood Bnd #701 Fort Myers, FL	3.0	3.0	1821	$2,500	$1.37	24d	1	0.18mi
3211 Cottonwood Bnd #705 Fort Myers, FL	3.0	2.5	1867	$3,000	$1.61	24d	1	0.18mi
3181 Cottonwood Bnd #901 Fort Myers, FL	3.0	2.5	1821	$5,500	$3.02	24d	1	0.19mi
3210 Cottonwood Bnd #803 Fort Myers, FL	3.0	2.5	1867	$5,000	$2.68	4d	1	0.21mi
3111 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$2,700	$1.90	24d	1	0.58mi
3120 Meandering Way #202 Fort Myers, FL	3.0	2.0	1690	$3,000	$1.78	24d	1	0.61mi
3071 Meandering Way #101 Fort Myers, FL	2.0	2.0	1421	$3,000	$2.11	24d	1	0.61mi
3131 Orangetree Bnd Fort Myers, FL	3.0	3.0	1842	$7,000	$3.80	24d	1	0.92mi
12639 5th St Fort Myers, FL	4.0	2.0	1533	$1,900	$1.24	24d	1	1.29mi
12937 Fourth St Fort Myers, FL	2.0	1.0	1236	$1,900	$1.54	24d	1	1.43mi
2804 River Ridge Blvd Fort Myers, FL	2.0	2.0	1404	$1,350	$0.96	24d	1	1.44mi
3721 Pebblebrook Ridge Ct #102 Fort Myers, FL	2.0	2.0	1532	$2,950	$1.93	24d	1	1.49mi

Listing history 5 events

1. 2026-06-17
   days on market $300,990 Active 8 DOM
2. 2026-06-16
   days on market $300,990 Active 7 DOM
3. 2026-06-16
   days on market $300,990 Active 6 DOM
4. 2026-06-13
   remarks 692-char remark
5. 2026-06-13
   listed $300,990 Active 4 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: $39,752
• − Mortgage interest: −$28,725
• − Property taxes: −$7,692
• − Insurance: −$2,564
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − Depreciation: −$14,918
• Taxable loss: −$20,507
• Est. tax savings @ 24.0%: +$4,922
• After-tax cash flow: $-6,200/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 — Verandah

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Verandah, FL
• County: Lee County · 788,662 people
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 41,381
• Household income: $71,987
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 1358.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Hispanic / Latino 34% Two or more races 17% Black 9% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 5% Cuban 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 29% Other Indo-European 1% German/W. Germanic 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: ▼ -122.89%
• Current HPI: 268.4598
• Rent YoY: ▼ -2.97%
• 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