17637 Shade Tree Loop · North Fort Myers, FL 33982

$294,715

3 bd · 2.0 ba · 1,543 sqft · Land · 51 Days on market

Built 2026 0.37 ac lot $434/mo HOA · 16% of rent

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Ready for an Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposer. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with an open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer!

Key facts

• White cabinets
• Open island kitchen
• Plank tile flooring

Tags

• PLANK TILE FLOORING
• GAS RANGE
• TANKLESS WATER HEATER
• WHITE CABINETS
• QUARTZ COUNTER TOPS
• OPEN ISLAND KITCHEN

Property features AI

Finance

• Other: Developer-provided lot dimensions and restrictions (architectural and deeded)
• HOA & community: Mandatory HOA; HOA fee $298 monthly; Master HOA fee $136 monthly; One-time mandatory club fee $1,550; Total annual recurring fees $5,208; HOA maintains Internet/WiFi, sewer, street lights, and trash removal; Community amenities include clubhouse, community pool, community room, exercise room, play area, streetlights, and underground utilities; Gated community managed by developer

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Patrolled community
• Utilities: Central water; Central sewer; Natural gas available
• Home design: Attached villa (1 story / ranch); Rear exposure faces east; Residential property in Babcock Ranch development (Palmetto Landing)
• Construction: Concrete block construction; Built in 2026
• Exterior features: Automatic sprinkler system (reclaimed water available); Stucco exterior; Impact resistant windows and doors; Shingle roof; Patrolled community

Interior

• Kitchen: Kitchen island; Walk-in pantry; Gas cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Instant hot faucet
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom with shower-only configuration
• Heating & cooling: Central electric heat; Central electric cooling; Heat pump; Exhaust fan; Gas (natural) available; Humidistat
• Interior features: Foyer; Smoke detectors; Walk-in closet; Great room floor plan; Den / study
• Laundry & utility: Washer and dryer included; Tankless water heater; Auto garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (6.4% below list).
• Recommended offer: $272k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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; 11 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).
• At $2,759/mo this rent would consume 46% 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 $9k 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 51 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $271,877 (7.7% 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 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 8.9

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-52,609
• Equity at exit: $43,943

10-year hold

• IRR: -7.7%
• Equity multiple: 0.49×
• Total profit: $-42,245
• Equity at exit: $25,482

Cash invested: $82,520 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$123
• HOA: −$434
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-129

Break-even live

Break-even rent $2,923

Max offer price $271,877

Occupancy floor 100%

Sensitivity live

Price	-10% $38	-5% $-46	+0% $-129	+5% $-213	+10% $-296
Rent	-10% $-347	-5% $-238	+0% $-129	+5% $-20	+10% $89
Rate	-1.0pp $19	-0.5pp $-54	base $-129	+0.5pp $-206	+1.0pp $-283

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: $73,679
• Closing costs: $8,841
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Wild Iris Ln Punta Gorda, FL	2.0	2.0	1496	$2,350	$1.57	23d	1	0.10mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	23d	1	0.12mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	23d	1	0.74mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	0.83mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	23d	1	0.89mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	23d	1	1.00mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	1.34mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	1.34mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	23d	25	1.35mi
44489 Panther Dr Punta Gorda, FL	2.0	2.0	1985	$10,000	$5.04	15d	1	1.36mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	23d	1	1.47mi

HOA detail

• Monthly dues: $434 · $5,208/yr
• Likely covers: watergaspoolgym

Listing history 19 events

1. 2026-06-22
   days on market $294,715 Active 51 DOM
2. 2026-06-18
   days on market $294,715 Active 48 DOM
3. 2026-06-17
   days on market $294,715 Active 47 DOM
4. 2026-06-16
   days on market $294,715 Active 46 DOM
5. 2026-06-15
   days on market $294,715 Active 45 DOM
6. 2026-06-14
   days on market $294,715 Active 43 DOM
7. 2026-06-13
   days on market $294,715 Active 42 DOM
8. 2026-06-10
   days on market $294,715 Active 40 DOM
9. 2026-06-09
   days on market $294,715 Active 39 DOM
10. 2026-06-08
    days on market $294,715 Active 38 DOM
11. 2026-06-07
    days on market $294,715 Active 37 DOM
12. 2026-06-05
    days on market $294,715 Active 34 DOM
13. 2026-06-03
    days on market $294,715 Active 33 DOM
14. 2026-06-02
    days on market $294,715 Active 32 DOM
15. 2026-06-01
    days on market $294,715 Active 31 DOM
16. 2026-05-31
    days on market $294,715 Active 30 DOM
17. 2026-05-30
    days on market $294,715 Active 29 DOM
18. 2026-05-02
    listed $294,715 Active 570-char remark

    Show marketing remark (570 chars)

    Ready for an Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped Eastern exposer. This home has a ton of standard features which include Plank Tile flooring throughout entire home, Gas Range, Tankless water heater, white cabinets with quartz counter tops with an open island kitchen layout, perfect for entertaining. Palmetto Landing at Babcock Ranch includes a community center with full gym, full kitchen, game room with billiards, lagoon style pool with swim lanes. Come see what Palmetto Landing has to offer!

19. 2026-05-01
    listed $294,715 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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: $33,109
• − Mortgage interest: −$16,509
• − Property taxes: −$2,479
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$5,208
• − Depreciation: −$8,574
• Taxable loss: −$6,432
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $-8/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

+0.0% since first listed

2 events — show timeline

• 2026-05-02 Listed $294,715 Zillow
• 2026-05-01 Listed $294,715 NAPLESMLS

Property tax history

+5.4%/yr

Latest (2025): $2,479 · +5.4% YoY. Source: county tax records.