28521 Sweet Meadow Dr · North Fort Myers, FL 33955

$224,499

3 bd · 2.5 ba · 1,343 sqft · Townhouse · 8 Days on market

Built 2026 Good condition Est $282k · 20% under $256/mo HOA · 6% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. Discover the enchanting new community of Willow in Punta Gorda, where unparalleled resort-style amenities meet effortless coastal living just minutes from Charlotte Harbor. This masterfully planned sanctuary offers pristine pools and recreation, perfectly positioned between historic waterfront charm and the natural splendor of Florida's Gulf Coast. This new two-story townhome features a smart layout designed to maximize space. On the first floor is an open-plan layout connecting a multifunctional kitchen, lovely dining area and welcoming Great Room, which features sliding glass doors to a patio that’s perfect fo

Key facts

• $256 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: 8 units in the building; 2 floors in the building; Restrictions: Architectural, Deeded, No RV
• HOA & community: Mandatory HOA; Master HOA fee $768 quarterly; One-time fee $4,950; Total annual recurring fees $3,072; HOA maintenance covers insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, recreation facilities; Developer-managed; Community amenities include clubhouse, community pool, community room, community park, internet access, pickleball, tennis court, sidewalk, streetlight, underground utilities

Exterior

• Parking: Attached 1-car garage
• Security: Community is gated
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; 1-story / ranch style; Traditional design; Rear exposure faces northwest; Willow at Punta Gorda community; Total living area approximately 1343
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Single-hung and sliding windows; Manual shutters; Lake view and landscaped area; Irrigation (lake/canal and reclaimed); Has waterfront (lake)

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/ice maker; Freezer; Breakfast bar; Dining (family); Pantry
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full baths; 1 half bath; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric cooling
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room floor plan; Split bedroom layout; Open porch/lanai; Guest room; Guest bath
• Laundry & utility: Washer; Dryer; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $224k).
• Cap rate 13.9% 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: 1481 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $4,084/mo this rent would consume 64% of the median local household income ($77k/yr) (locally 226% 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,499

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $282,030
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15185 Bluffton Ln #826	0.00mi	2/2.0 (-1)	1,366 (+2%)	7mo	$287,000	$210	85

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $54,189
• Equity at exit: $33,474

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $164,414
• Equity at exit: $19,411

Cash invested: $62,860 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,084 medium
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$281 /mo · $3,367/yr
• Insurance: −$94
• HOA: −$256
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $1,419

Break-even live

Break-even rent $2,288

Max offer price $224,499

Occupancy floor 60%

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15285 Green Acres AVE #418 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.03mi
15195 Bluffton LN #917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.03mi
14778 Martingale PL Punta Gorda, FL	3.0	2.0	1417	$2,300	$1.62	13d	1	0.03mi
15375 Green Acres AVE #2217 Babcock Ranch, FL	2.0	2.0	1120	$1,600	$1.43	13d	1	0.43mi

HOA detail

• Monthly dues: $256 · $3,072/yr
• Likely covers: waterpool

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-04-30
   listed $224,499 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,003
• − Mortgage interest: −$12,575
• − Property taxes: −$3,367
• − Insurance: −$1,122
• − Repairs & maintenance: −$3,920
• − Management: −$3,920
• − HOA: −$3,072
• − Depreciation: −$6,531
• Taxable income: $14,494
• Est. tax owed @ 24.0%: −$3,479
• After-tax cash flow: $13,544/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in a new community offers a good condition with modern finishes and a good curb appeal. Minor touch-ups and maintenance can further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the ceiling fan in the living room — A modern ceiling fan can improve the rental appeal and comfort of the space.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the ceiling fan in the living room — A modern ceiling fan can improve the rental appeal and comfort of the space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-08 Pending — NAPLESMLS
• 2026-04-30 Listed $224,499 NAPLESMLS