17941 Saddle Rd · North Fort Myers, FL 33982

$280,000

4 bd · 3.0 ba · 2,170 sqft · Land public records · 123 Days on market

Built 2023 8,276 sqft lot $297/mo HOA · 9% of rent ↓ 33% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Opportunity to own a newer home in the highly sought-after Babcock Ranch community. Built in 2023, this 4-bedroom, 2.5-bath residence offers approximately 2,170 square feet of living space with a functional layout designed for modern living. The home appears to need some repairs and cosmetic updates, providing an excellent opportunity for a buyer to add value and personalize finishes to their taste. Located in one of Southwest Florida’s most innovative and master-planned communities, residents enjoy access to miles of walking and biking trails, parks, community amenities, and a vibrant town center. Ideal for owner-occupants or investors seeking a newer home with upside potential. Agen

Key facts

• Vibrant town center
• Community amenities
• 8,276 sq ft lot

Tags

• BABCOCK RANCH COMMUNITY
• WALKING AND BIKING TRAILS
• COMMUNITY AMENITIES
• VIBRANT TOWN CENTER

Property features AI

Finance

• Other: Located in the Crescent Grove subdivision (Babcock Ranch development); Lot unit 2044, regular lot approximately 0.19 acres with dimensions available
• HOA & community: Mandatory HOA; Master HOA fee $131 monthly; HOA fee $499 quarterly; HOA covers street maintenance and trash removal; Managed by developer; Community amenities include clubhouse, community pool, parks, play area, basketball, tennis, pickleball, bike/jog paths, sidewalks, streetlights, BBQ/picnic area, restaurant, electric vehicle charging, internet access, and underground utilities; Non-gated community with golf public access; Total annual recurring fees $3,568

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant doors
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Single-family home; 2-story; Rear exposure facing NE; Residential property
• Construction: Built in 2023; Concrete block and wood frame construction; Stucco and vinyl siding exterior; Shingle roof; Single-hung windows; Architectural and deeded restrictions
• Exterior features: Patio; Room for pool; Automatic sprinkler system; Landscaped view; Irrigation (central)

Interior

• Kitchen: Cooktop (electric); Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Pantry
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and a shower
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Cable prewire and high-speed internet available; Pantry; Smoke detectors; Window coverings; Loft; Laundry in residence; Great room floor plan
• Laundry & utility: Washer and dryer; Auto garage door; Security system

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 9 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 $3,323/mo this rent would consume 55% 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 $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 ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $95k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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: 1.19% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 7.0

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-29,105
• Equity at exit: $41,749

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $7,719
• Equity at exit: $24,209

Cash invested: $78,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,323 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$553 /mo · $6,640/yr
• Insurance: −$117
• HOA: −$297
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $190

Break-even live

Break-even rent $3,083

Max offer price $280,000

Occupancy floor 89%

Sensitivity live

Price	-10% $348	-5% $269	+0% $190	+5% $111	+10% $31
Rent	-10% $-73	-5% $59	+0% $190	+5% $321	+10% $452
Rate	-1.0pp $331	-0.5pp $261	base $190	+0.5pp $117	+1.0pp $43

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	0.38mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	21d	1	0.49mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	21d	1	0.53mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,826	$1.47	21d	25	0.68mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	0.71mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	21d	1	0.96mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	1.13mi
17174 Curry Preserve Dr Punta Gorda, FL	3.0	1.0–2.0	1036	$2,354	$2.27	21d	58	1.23mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	1.40mi

HOA detail

• Monthly dues: $297 · $3,564/yr

Listing history 36 events

1. 2026-06-18
   days on market $280,000 Active 123 DOM
2. 2026-06-17
   days on market $280,000 Active 122 DOM
3. 2026-06-16
   pricedays on market $280,000 Active 121 DOM
4. 2026-06-15
   days on market $295,000 Active 120 DOM
5. 2026-06-14
   days on market $295,000 Active 118 DOM
6. 2026-06-13
   days on market $295,000 Active 117 DOM
7. 2026-06-10
   days on market $295,000 Active 115 DOM
8. 2026-06-09
   days on market $295,000 Active 114 DOM
9. 2026-06-08
   days on market $295,000 Active 113 DOM
10. 2026-06-07
    days on market $295,000 Active 112 DOM
11. 2026-06-05
    days on market $295,000 Active 109 DOM
12. 2026-06-03
    days on market $295,000 Active 108 DOM
13. 2026-06-02
    days on market $295,000 Active 107 DOM
14. 2026-06-01
    pricedays on market $295,000 Active 106 DOM
15. 2026-05-31
    days on market $309,000 Active 105 DOM
16. 2026-05-30
    days on market $309,000 Active 104 DOM
17. 2026-05-19
    price $309,000
18. 2026-04-30
    status Active
19. 2026-04-17
    status Pending With Contingencies
20. 2026-04-09
    price $319,000
21. 2026-03-22
    price $349,000
22. 2026-02-02
    listed $375,000 Active
23. 2025-07-31
    historical
24. 2025-06-06
    price $443,000
25. 2024-07-31
    historical
26. 2024-07-11
    price $444,500
27. 2024-07-11
    price $444,500
28. 2024-05-13
    price $449,500
29. 2024-05-10
    listed $449,500 Active
30. 2024-05-09
    historical
31. 2024-04-11
    price $449,900
32. 2024-04-11
    price $449,900
33. 2024-04-05
    price $454,000
34. 2024-03-28
    price $454,000
35. 2024-01-31
    listed $459,000 Active
36. 2024-01-30
    listed $459,000 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: $6,640 · $553/mo
• Projected year-2 tax: $6,640 · $553/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,876
• − Mortgage interest: −$15,684
• − Property taxes: −$6,640
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,190
• − Management: −$3,190
• − HOA: −$3,564
• − Depreciation: −$8,145
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $2,743/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
• 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

-32.7% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $309,000 NAPLESMLS
• 2026-04-30 Relisted — NAPLESMLS
• 2026-04-17 Pending — NAPLESMLS
• 2026-04-09 Price Changed $319,000 NAPLESMLS
• 2026-03-22 Price Changed $349,000 NAPLESMLS
• 2026-02-02 Listed $375,000 NAPLESMLS
• 2025-07-31 Listing Removed — FORTMLS
• 2025-06-06 Price Changed $443,000 FORTMLS
• 2024-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $444,500 Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $444,500 FORTMLS
• 2024-05-13 Price Changed $449,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Listed $449,500 FORTMLS
• 2024-05-09 Listing Removed — FORTMLS
• 2024-04-11 Price Changed $449,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-11 Price Changed $449,900 FORTMLS
• 2024-04-05 Price Changed $454,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $454,000 FORTMLS
• 2024-01-31 Listed $459,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-30 Listed $459,000 FORTMLS

Property tax history

+47.0%/yr

Latest (2025): $6,640 · -10.3% YoY. Source: county tax records.