14872 Bluewater Rd · North Fort Myers, FL 33982

$245,748

3 bd · 2.5 ba · 1,879 sqft · Townhouse · 16 Days on market

Built 2026 Good condition Est $231k · 6% over

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• ARV discount +4.7/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Step inside this thoughtfully designed 1,879-square-foot two-story home where the open kitchen, dining, and family room flow seamlessly together, creating the perfect space for everyday living and entertaining. The kitchen shines with stainless steel appliances including a gas range with hood vent, quartz countertops with a 4-inch backsplash, and designer cabinetry that adds both style and function. Step out to the screened lanai for outdoor gatherings or relaxing evenings. Upstairs, the luxurious owner's suite offers a spa-like walk-in shower with clear glass enclosure and designer tile, complemented by two additional bedrooms for family or guests. Energy-efficient features like a smart th

Key facts

• Luxe owner's suite
• Screened lanai
• Garage

Tags

• SCREENED LANAI
• LUXE OWNER'S SUITE

Property features AI

Finance

• Financial info: List price $301,198

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home (Berkly plan)
• Exterior features: Living area approximately 1,879

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec-built Berkly plan (new construction)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $246k).
• Recommended offer: $242k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 40 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).
• 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 $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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,061 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $231,117
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14863 White Pearl Rd	0.03mi	3/2.5	1,879 (0%)	4mo	$249,000	$133	95
15027 White Pearl Rd	0.17mi	3/2.5	1,879 (0%)	7mo	$230,000	$122	86
15019 White Pearl Rd	0.17mi	3/2.5	1,879 (0%)	11mo	$255,000	$136	83
15003 White Pearl Rd	0.15mi	3/2.5	1,871 (-0%)	13mo	$229,999	$123	82
15031 White Pearl Rd	0.18mi	3/3.0	1,905 (+1%)	13mo	$232,998	$122	77

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-9,584
• Equity at exit: $36,642

10-year hold

• IRR: 7.3%
• Equity multiple: 1.58×
• Total profit: $39,703
• Equity at exit: $21,248

Cash invested: $68,809 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,289
• Tax est. 1.5%: −$307 /mo · $3,686/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $426

Break-even live

Break-even rent $2,150

Max offer price $245,748

Occupancy floor 79%

Sensitivity live

Price	-10% $595	-5% $511	+0% $426	+5% $341	+10% $256
Rent	-10% $213	-5% $319	+0% $426	+5% $532	+10% $638
Rate	-1.0pp $549	-0.5pp $488	base $426	+0.5pp $362	+1.0pp $297

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: $61,437
• Closing costs: $7,372
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	21d	1	0.10mi
44304 Caraton Ter Punta Gorda, FL	3.0	2.5	1879	$2,000	$1.06	21d	1	0.10mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	21d	1	0.22mi
44481 Mesquite Ln Punta Gorda, FL	3.0	2.0	2246	$6,000	$2.67	21d	1	0.34mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	0.39mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	14d	1	0.49mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	21d	1	0.49mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.53mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	14d	1	0.53mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	14d	1	0.54mi
15158 Bluffton Ln #2022 Punta Gorda, FL	3.0	2.0	2200	$7,000	$3.18	21d	1	0.54mi
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	21d	1	0.55mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	21d	1	0.56mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.57mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.57mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	21d	1	0.58mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	0.62mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.62mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	0.76mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.09mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	21d	1	1.10mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	21d	1	1.15mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.17mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	1.18mi
15940 Grassland Ln #2526 Punta Gorda, FL	2.0	2.0	1569	$3,000	$1.91	21d	1	1.19mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.19mi
15951 Grassland Ln #3821 Punta Gorda, FL	2.0	2.0	2110	$8,800	$4.17	21d	1	1.20mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	21d	1	1.20mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	21d	1	1.22mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	21d	1	1.22mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	21d	1	1.22mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	21d	1	1.22mi
43253 Water Bird Way #5811 Punta Gorda, FL	3.0	2.0	1741	$5,500	$3.16	21d	1	1.23mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	1.33mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	21d	1	1.34mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	21d	1	1.38mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.39mi
43080 Boardwalk Loop Punta Gorda, FL	2.0	2.5	1850	$11,000	$5.95	21d	1	1.40mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	21d	1	1.44mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $245,748 Active 16 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-17
   days on market $245,748 Active 15 DOM
4. 2026-06-16
   days on market $245,748 Active 14 DOM
5. 2026-06-15
   days on market $245,748 Active 13 DOM
6. 2026-06-14
   days on market $245,748 Active 11 DOM
7. 2026-06-13
   days on market $245,748 Active 10 DOM
8. 2026-06-10
   pricedays on market $245,748 Active 8 DOM
9. 2026-06-09
   days on market $249,648 Active 7 DOM
10. 2026-06-08
    pricedays on market $249,648 Active 6 DOM
11. 2026-06-05
    days on market $301,198 Active 2 DOM
12. 2026-06-03
    remarks 270-char remark
13. 2026-06-03
    listed $301,198 Active 1 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: $32,262
• − Mortgage interest: −$13,766
• − Property taxes: −$3,686
• − Insurance: −$1,229
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$7,149
• Taxable income: $1,270
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $4,802/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 modern townhouse is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, and landscaping. The home is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls, updating the flooring in the bathrooms, upgrading the kitchen appliances, adding smart home features, and landscaping improvements to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Replacing old tiles with modern materials can improve both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters.
• Both Adding smart home features — Integrating smart home technology can increase the home's appeal and value.
• Both Landscaping improvements — Enhancing the landscaping can boost curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Replacing old tiles with modern materials can improve both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Integrating smart home technology can increase the home's appeal and value. ↑
• Both Landscaping improvements — Enhancing the landscaping can boost curb appeal and attract more potential buyers and renters. ↑

ⓘ 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: 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