20950 Calle Cristal Ln #5 · North Fort Myers, FL 33917

$245,000

2 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 61 Days on market

Built 2006 3,441 sqft lot Est $373k · 34% under $359/mo HOA · 11% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.9/10.0
• 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

Welcome to Solana at HERONS GLEN COUNTRY CLUB, where LOW-MAINTENANCE living meets a genuinely warm and welcoming community. This TURNKEY home is move-in ready and comes with everything you need to start enjoying the lifestyle right away — including a GOLF CART with brand new 2025 batteries and tires. The 2024 ROOF gives you immediate peace of mind, and with exterior maintenance and pest control covered through the community fees, your days are yours to enjoy. Step inside and you'll find tile and ENGINEERED HARDWOOD flooring throughout the main living areas with carpet in the bedrooms for that cozy feel underfoot. The kitchen is bright and inviting with white cabinetry, solid surface c

Key facts

• Preserve views
• Walk-in closet
• 2024 roof

Tags

• 2024 ROOF
• ENGINEERED HARDWOOD FLOORING
• EXTENDED LANAI
• PRESERVE VIEWS
• WALK-IN SHOWER
• WALK-IN CLOSET

Property features AI

Finance

• Other: Part of a large community (approximately 1,300 units)
• Financial info: Pets allowed (conditional, call) — maximum 2 pets
• HOA & community: Homeowners association (quarterly fees); Association fee includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, and security; Community amenities: clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, bocce, pickleball, tennis courts, shuffleboard, sidewalks, trails, restaurant, billiards/hobby/library rooms, management

Exterior

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

Interior

• Kitchen: Dishwasher; Electric cooktop; Disposal; Icemaker; Microwave; Refrigerator (with ice maker); Breakfast bar / eat-in kitchen layout
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Attic; Breakfast bar; Eat-in kitchen; Family/Dining room; Living/Dining room; Pantry; Pull-down attic stairs; Split bedrooms; Shower only (separate shower); Cable TV; High-speed internet; Single hung and sliding windows; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 22d 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 $7k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.39% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $373,065
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3511 Via Montana Way	0.26mi	2/2.0	1,492 (+14%)	1mo	$425,000	$285	64

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,035
• Equity at exit: $36,530

10-year hold

• IRR: 10.8%
• Equity multiple: 1.83×
• Total profit: $56,955
• Equity at exit: $21,183

Cash invested: $68,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,399 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$102
• HOA: −$359
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $703

Break-even live

Break-even rent $2,509

Max offer price $245,000

Occupancy floor 74%

Sensitivity live

Price	-10% $842	-5% $772	+0% $703	+5% $634	+10% $564
Rent	-10% $434	-5% $569	+0% $703	+5% $837	+10% $971
Rate	-1.0pp $826	-0.5pp $765	base $703	+0.5pp $639	+1.0pp $575

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: $61,250
• Closing costs: $7,350
• 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	24d	1	0.40mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	17d	1	1.40mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	22d	1	1.40mi

HOA detail

• Monthly dues: $359 · $4,308/yr
• Likely covers: exterior maint.

Listing history 3 events

1. 2026-05-05
   price $245,000
2. 2026-03-26
   listed $250,000 Active
3. 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: $2,836 · $236/mo
• Projected year-2 tax: $2,836 · $236/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: −$13,724
• − Property taxes: −$2,836
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − HOA: −$4,308
• − Depreciation: −$7,127
• Taxable income: $5,041
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $7,225/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

-84.4% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $245,000 FORTMLS
• 2026-03-26 Listed $250,000 FORTMLS
• 2005-01-12 Sold (Public Records) $1,566,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,836 · +3.0% YoY. Source: county tax records.