HAYDEN Plan · North Fort Myers, FL 33982

$424,990

5 bd · 3.0 ba · 2,605 sqft · SingleFamily · 258 Days on market

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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
• Schools +4.6/10.0
• Cash flow +4.4/30.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks

The Hayden floorplan is a two-story single-family home at Palmetto Landing at Babcock Ranch in Punta Gorda, FL. The Hayden is a two-story single-family home with five bedrooms, a first-floor flex space, 3 bathrooms, and an attached two-car garage. This 2,605 square foot home's first floor features an open concept floorplan that showcases a spacious kitchen, living area and dining area. Additionally, you will have a first-floor bedroom, full bath, and flex space. Four bedrooms and two bathrooms are situated on the second floor with the laundry room and loft space. Each of the bedrooms on the second floor are in separate corners of the home without any shared walls allowing privacy for family

Key facts

• En suite bathroom
• Spacious kitchen
• Walk-in shower

Tags

• FIRST FLOOR FLEX SPACE
• OPEN CONCEPT FLOORPLAN
• SPACIOUS KITCHEN
• TWO WALK-IN CLOSETS
• EN SUITE BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Financial info: List price $424,990

Exterior

• Home design: Hayden plan (new construction plan); Single-family home (plan inventory type)
• Construction: Living area approximately 2605; Built/last listed 2025 (plan year information)
• Exterior features: Located in Punta Gorda, FL

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open plan living area

🏗️ New construction. The $424,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $643,435.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $397k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (18.2% below list).
• Recommended offer: $348k (18.2% below list) — sets the bar for 1% rule.

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; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,476/mo this rent would consume 58% 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 $4k of loan paydown is wiped out by about $19k 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 258 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.

Recommended offer $347,592 (18.2% 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 258 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.33%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $643,435
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44228 Creekside Run Ln	0.68mi	4/2.5 (-1)	2,635 (+1%)	3mo	$652,000	$247	57

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -35.8%
• Equity multiple: -0.16×
• Total profit: $-208,531
• Equity at exit: $95,938

10-year hold

• IRR: -41.7%
• Equity multiple: -0.69×
• Total profit: $-304,065
• Equity at exit: $55,632

Cash invested: $180,162 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,476 medium
• Mortgage (P&I): −$3,374
• Tax est. 1.5%: −$804 /mo · $9,652/yr
• Insurance: −$268
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $-1,701

Break-even live

Break-even rent $5,629

Max offer price $397,347

Occupancy floor —

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: $160,859
• Closing costs: $19,303
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	20d	1	0.31mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	20d	1	0.98mi

Listing history 14 events

1. 2026-06-18
   days on market $424,990 Active 258 DOM
2. 2026-06-17
   days on market $424,990 Active 257 DOM
3. 2026-06-16
   days on market $424,990 Active 256 DOM
4. 2026-06-15
   days on market $424,990 Active 255 DOM
5. 2026-06-14
   days on market $424,990 Active 253 DOM
6. 2026-06-13
   days on market $424,990 Active 252 DOM
7. 2026-06-10
   days on market $424,990 Active 250 DOM
8. 2026-06-09
   days on market $424,990 Active 249 DOM
9. 2026-06-08
   days on market $424,990 Active 248 DOM
10. 2026-06-05
    days on market $424,990 Active 244 DOM
11. 2026-06-02
    days on market $424,990 Active 242 DOM
12. 2026-06-01
    days on market $424,990 Active 241 DOM
13. 2026-05-31
    days on market $424,990 Active 240 DOM
14. 2026-05-30
    days on market $424,990 Active 239 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: $41,711
• − Mortgage interest: −$36,042
• − Property taxes: −$9,652
• − Insurance: −$3,217
• − Repairs & maintenance: −$3,337
• − Management: −$3,337
• − Depreciation: −$18,718
• Taxable loss: −$32,592
• Est. tax savings @ 24.0%: +$7,822
• After-tax cash flow: $-12,586/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