17752 Shade Tree Loop · North Fort Myers, FL 33982

$369,999

5 bd · 3.0 ba · 2,078 sqft · Land · 172 Days on market

Built 2025 ↓ 7% 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

Key facts

• Quartz countertops
• Amenity center
• Resort style pool

Tags

• OPEN KITCHEN
• 36 INCH CABINETS
• QUARTZ COUNTERTOPS
• 6X24 TILE FLOORING
• AMENITY CENTER
• RESORT STYLE POOL

Property features AI

Finance

• Other: Property restrictions: Architectural and deeded
• HOA & community: Mandatory HOA (gated community); HOA fees: $231 monthly; Master HOA fee: $141 monthly; Master (community) amenities include clubhouse, community pool, community room, exercise room, play area, internet access, streetlights, underground utilities; HOA maintenance covers internet/WiFi access, sewer, street lights, trash removal; Managed by developer; Total annual recurring fees: $4,464

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Patrolled community
• Utilities: Central water; Central sewer; Natural gas available
• Home design: Single-family residence; 1 story / ranch; Rear exposure facing northwest; Residential property in Babcock Ranch (Palmetto Landing)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2025
• Exterior features: Automatic sprinkler system; Impact resistant windows and doors; Patrolled community

Interior

• Kitchen: Island; Walk-in pantry; Cooktop (gas); Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Instant hot faucet
• Bedrooms: 5 bedrooms; One bedroom located on the first floor
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling; Heat pump; Gas (natural) available; Exhaust fan; Humidistat
• Interior features: Foyer; Smoke detectors; Walk-in closet; Great room floor plan; Den / study
• Laundry & utility: Washer; Dryer; Tankless water heater; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (11.1% below list).
• Recommended offer: $326k (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; 6 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 $3,289/mo this rent would consume 54% 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 $3k of loan paydown is wiped out by about $11k 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 172 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $325,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 9.4

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-40,563
• Equity at exit: $55,168

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $447
• Equity at exit: $31,991

Cash invested: $103,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,289 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $246

Break-even live

Break-even rent $2,977

Max offer price $369,999

Occupancy floor 88%

Sensitivity live

Price	-10% $456	-5% $351	+0% $246	+5% $142	+10% $37
Rent	-10% $-14	-5% $116	+0% $246	+5% $376	+10% $506
Rate	-1.0pp $433	-0.5pp $340	base $246	+0.5pp $150	+1.0pp $53

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	22d	1	0.05mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	22d	1	0.72mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	22d	1	0.76mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	22d	1	1.20mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	14d	1	1.20mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$3,553	$1.85	22d	25	1.36mi

Listing history 19 events

1. 2026-06-02
   days on market $369,999 Active 172 DOM
2. 2026-06-01
   remarks 694-char remark
3. 2026-06-01
   listing id $369,999 Active 171 DOM
4. 2026-05-31
   days on market $369,999 Active 171 DOM
5. 2026-05-30
   days on market $369,999 Active 170 DOM
6. 2026-05-22
   price $369,999 747-char remark

   Show marketing remark (747 chars)

   Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

7. 2026-05-21
   price $369,999
8. 2026-05-09
   price $389,999 747-char remark

   Show marketing remark (747 chars)

   Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

9. 2026-05-08
   price $389,999
10. 2026-05-02
    price $384,999 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

11. 2026-05-01
    price $384,999
12. 2026-04-29
    price $379,999 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

13. 2026-04-17
    price $383,999 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

14. 2026-03-07
    price $379,999 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

15. 2026-03-06
    price $379,999
16. 2026-01-21
    price $389,999 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

17. 2026-01-19
    price $389,999
18. 2025-12-12
    listed $396,185 Active 747-char remark

    Show marketing remark (747 chars)

    Under Construction - Come see the Lakeside at Palmetto Landing! This fantastic floor plan encompasses 5 bedrooms, 3 bathrooms, and a spacious great room. The plan also has an open kitchen facing the great room so that you can easily entertain. This house has a very nice preserve view affording more privacy. The home is adorned with 36" cabinets, quartz countertops in the kitchen and all of the bathrooms. Beautiful 6x24 tile flooring in the kitchen, wet areas, and great room and the home has all appliances included. Don't miss the Lakeside at Palmetto Landing! Palmetto Landing will feature a beautiful amenity center with a resort style pool, lap lanes, fitness room, card/billiard room, and kitchen/common room. The community is gated!

19. 2025-12-11
    listed $396,185 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $39,470
• − Mortgage interest: −$20,726
• − Property taxes: −$3,092
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$10,764
• Taxable loss: −$3,276
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $3,742/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

-6.6% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $369,999 Zillow
• 2026-05-21 Price Changed $369,999 NAPLESMLS
• 2026-05-09 Price Changed $389,999 Zillow
• 2026-05-08 Price Changed $389,999 NAPLESMLS
• 2026-05-02 Price Changed $384,999 Zillow
• 2026-05-01 Price Changed $384,999 NAPLESMLS
• 2026-04-29 Price Changed $379,999 Zillow
• 2026-04-17 Price Changed $383,999 Zillow
• 2026-03-07 Price Changed $379,999 Zillow
• 2026-03-06 Price Changed $379,999 NAPLESMLS
• 2026-01-21 Price Changed $389,999 Zillow
• 2026-01-19 Price Changed $389,999 NAPLESMLS
• 2025-12-12 Listed $396,185 Zillow
• 2025-12-11 Listed $396,185 NAPLESMLS

Property tax history

+5.0%/yr

Latest (2025): $3,092 · +5.0% YoY. Source: county tax records.