17562 Wild Iris Ln · North Fort Myers, FL 33982

$293,715

3 bd · 2.0 ba · 1,543 sqft · Land · 21 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Ready for an Owner! This all-new Carrington floor plan has 3 Bedrooms and 2 bathrooms that sits on beautifully landscaped western exposure homesite with a gorgeous lake with fountain view. This home has a ton of standard features which include Plank tile throughout entire home, Gas Range, Tankless water heater, light cabinets with quartz counter tops, in an open island kitchen layout, that is 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! Finishings may vary - images are representational only of the model home base

Key facts

• Fountain view
• Quartz counter tops
• Gas range

Tags

• GORGEOUS LAKE VIEW
• FOUNTAIN VIEW
• PLANK TILE THROUGHOUT
• GAS RANGE
• TANKLESS WATER HEATER
• QUARTZ COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $294k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (8.4% below list).
• Recommended offer: $262k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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; 13 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).
• This rent runs 45% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 21 days — a 2% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $262,084 (10.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 9.1

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: -19.1%
• Equity multiple: 0.32×
• Total profit: $-55,696
• Equity at exit: $43,794

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-49,346
• Equity at exit: $25,395

Cash invested: $82,240 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,540
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$122
• HOA: −$434
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-179

Break-even live

Break-even rent $2,917

Max offer price $262,084

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-96	+0% $-179	+5% $-262	+10% $-345
Rent	-10% $-392	-5% $-285	+0% $-179	+5% $-73	+10% $33
Rate	-1.0pp $-31	-0.5pp $-104	base $-179	+0.5pp $-255	+1.0pp $-333

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: $73,429
• Closing costs: $8,811
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.15mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	23d	1	0.54mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	0.63mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	23d	1	0.78mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	23d	1	0.95mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	23d	25	1.17mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	1.25mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	1.25mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	23d	1	1.27mi
44489 Panther Dr Punta Gorda, FL	2.0	2.0	1985	$10,000	$5.04	15d	1	1.33mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	23d	1	1.45mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	15d	1	1.46mi

HOA detail

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

Listing history 2 events

1. 2026-03-30
   status Pending
2. 2026-03-09
   listed $293,715 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/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: $32,283
• − Mortgage interest: −$16,453
• − Property taxes: −$2,493
• − Insurance: −$1,469
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − HOA: −$5,208
• − Depreciation: −$8,544
• Taxable loss: −$7,048
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-457/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

2 events — show timeline

• 2026-03-30 Pending — NAPLESMLS
• 2026-03-09 Listed $293,715 NAPLESMLS

Property tax history

+5.4%/yr

Latest (2025): $2,493 · +5.4% YoY. Source: county tax records.