20940 Calle Cristal Ln #1 · North Fort Myers, FL 33917

$297,500

2 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 16 Days on market

Built 2005 4,791 sqft lot Est $329k · 9% under $359/mo HOA · 11% of rent

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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 +19.8/30.0
• ARV discount +11.8/15.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This sunny END UNIT attached villa in HERONS GLEN COUNTRY CLUB's Solana community puts you steps away from one of Southwest Florida's finest CHAMPIONSHIP GOLF COURSES — with meticulously maintained fairways and challenging, rewarding play for all skill levels — while offering MAINTENANCE-FREE living in a house you will be excited to come home to. The house features a NEWER AIR CONDITIONING system, tile and WIDE PLANK LAMINATE flooring, and an inviting flow from the screened front lanai through to an EXCEPTIONALLY SPACIOUS EXTENDED BACK LANAI that offers a private and panoramic vista of the natural beauty of the Prairie Pine Preserve. Sliding doors from both the great room and ma

Key facts

• Corian countertops
• $359 HOA
• 2 garage spots

Tags

• NEWER AIR CONDITIONING
• WIDE PLANK LAMINATE FLOORING
• DEN UPDATED WITH CLEAN DESIGN
• CROWN AND LIGHT RAIL MOLDINGS
• CORIAN COUNTERTOPS
• STAINLESS UNDERMOUNT SINK

Property features AI

Finance

• Other: Community features: Golf, gated, tennis courts, street lights; Approximately 1,300 units in the community
• Financial info: Pets allowed conditionally (call); maximum 2 pets; restrictions on aggressive breeds
• HOA & community: Homeowners association; Quarterly association fees (primary: $727; additional: $350); Association covers management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, security; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, pickleball, tennis courts, bocce, shuffleboard, putting greens, billiard room, library, restaurant, sidewalks, trails, management

Exterior

• Parking: Attached garage; 2 covered garage spaces; Driveway; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water (assessment paid); Public sewer (assessment paid); Cable available; High-speed internet available; Underground utilities
• Home design: Single-story; Entry level: 1; West-facing
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Lanai; Screened porch; Porch; Sprinkler/irrigation (automatic); Guest house attached; Community pool; Private paved road frontage; Rectangular lot on a dead-end; East exposure; Has view

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Microwave; Range; Self-cleaning oven; Refrigerator; Refrigerator with ice maker; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Bedroom on main level; Guest quarters
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Attic with pull-down stairs; Breakfast bar; Built-in features; Eat-in kitchen; Family/Dining area; High ceilings; Combined living/dining room; Pantry; Separate shower; Bathtub; Closet cabinetry; Cable TV available; Window treatments; High-speed internet available
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $293k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 841 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $3,399/mo this rent would consume 74% of the median local household income ($55k/yr) (locally 775% 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.
• Lee County population projected at +44% 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 ($293k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.
• Current owner paid $185k; list at $298k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $293,037 (1.5% below list)

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: 1.14% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $328,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3511 Via Montana Way	0.24mi	2/2.0	1,492 (+2%)	1mo	$425,000	$285	85
20854 Kaidon Ln	0.17mi	3/2.0 (+1)	1,538 (+5%)	4mo	$340,000	$221	75
20794 Kaidon Ln	0.30mi	3/2.0 (+1)	1,532 (+4%)	4mo	$342,500	$224	70
20839 Kaidon Ln	0.21mi	3/2.0 (+1)	1,537 (+5%)	16mo	$319,000	$208	64
20755 Kaidon Ln	0.33mi	3/2.0 (+1)	1,538 (+5%)	14mo	$380,000	$247	60
3512 Via Athena	0.61mi	3/2.0 (+1)	1,537 (+5%)	14mo	$372,000	$242	46
3598 Crosswater Dr	0.71mi	3/2.0 (+1)	1,672 (+14%)	2mo	$300,000	$179	37
3615 Crosswater Dr	0.74mi	3/2.0 (+1)	1,672 (+14%)	3mo	$300,000	$179	35

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 · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-26,587
• Equity at exit: $44,358

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,785
• Equity at exit: $25,722

Cash invested: $83,300 (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 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 841
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,399 medium
• Mortgage (P&I): −$1,560
• Tax from tax record: −$286 /mo · $3,435/yr
• Insurance: −$124
• HOA: −$359
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $356

Break-even live

Break-even rent $2,949

Max offer price $297,500

Occupancy floor 85%

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20719 Kaidon Ln North Fort Myers, FL	2.0	2.0	1538	$4,000	$2.60	23d	1	0.40mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	15d	1	1.40mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	21d	1	1.40mi

HOA detail

• Monthly dues: $359 · $4,308/yr

Listing history 17 events

1. 2026-06-18
   days on market $297,500 Active 16 DOM
2. 2026-06-17
   days on market $297,500 Active 15 DOM
3. 2026-06-16
   days on market $297,500 Active 14 DOM
4. 2026-06-15
   days on market $297,500 Active 13 DOM
5. 2026-06-13
   days on market $297,500 Active 11 DOM
6. 2026-06-10
   days on market $297,500 Active 8 DOM
7. 2026-06-09
   days on market $297,500 Active 7 DOM
8. 2026-06-08
   days on market $297,500 Active 6 DOM
9. 2026-06-07
   days on market $297,500 Active 5 DOM
10. 2026-06-02
    days on marketlisting id $297,500 Active 1 DOM
11. 2026-06-01
    days on market $297,500 Active 186 DOM
12. 2026-04-08
    price $297,500
13. 2025-11-26
    listed $299,900 Active
14. 2019-01-04
    soldstatus $185,000
15. 2018-06-11
    historical
16. 2018-03-18
    listed $210,000 Active
17. 2005-01-12
    soldstatus $1,566,000

ⓘ 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: $3,435 · $286/mo
• Projected year-2 tax: $3,435 · $286/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $40,787
• − Mortgage interest: −$16,665
• − Property taxes: −$3,435
• − Insurance: −$1,488
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − HOA: −$4,308
• − Depreciation: −$8,655
• Taxable loss: −$289
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $4,339/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: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 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

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 775.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• Metro: Cape Coral-Fort Myers, 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

-81.0% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $297,500 FORTMLS
• 2025-11-26 Listed $299,900 FORTMLS
• 2019-01-04 Sold (Public Records) $185,000 Public Records
• 2018-06-11 Listing Removed — FORTMLS
• 2018-03-18 Listed $210,000 FORTMLS
• 2005-01-12 Sold (Public Records) $1,566,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $3,435 · +3.0% YoY. Source: county tax records.