17471 Monte Isola Way · North Fort Myers, FL 33917

$224,798

3 bd · 2.5 ba · 1,405 sqft · Townhouse · 19 Days on market

Built 2026 Good condition $160/sqft · 14% below area Est $261k · 14% under

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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 +18.8/30.0
• ARV discount +13.7/15.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is eligible for flexible financing through Lennar Mortgage - allowing you to own your dream. Step into this vibrant 1,405-square-foot two-story townhome where modern living meets thoughtful design. The open kitchen dazzles with durable quartz countertops and a center island, complemented by shaker-style cabinetry with designer hardware and stainless steel appliances including a slide-in electric range and side-by-side refrigerator. Flow seamlessly from the kitchen to the Great Room, where sliding doors open to a private patio perfect for outdoor relaxation. On the main level, enjoy energy-efficient features like a programmable thermostat and LED recessed lighting.

Key facts

• Modern open design
• Outdoor living
• Garage

Tags

• MODERN OPEN DESIGN
• OUTDOOR LIVING
• TOP-FLOOR OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (10.1% below list).
• Recommended offer: $202k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.9% 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.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1203 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 44% of the median local income ($55k/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.
• 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 19 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,139 (10.1% 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: 0.90% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $260,706
• List price: $224,798
• Delta: -13.77%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17499 Monte Isola Way	0.28mi	3/2.5	1,405 (0%)	2mo	$210,000	$149	85
17523 Paradiso Way	0.24mi	3/2.5	1,347 (-4%)	2mo	$210,000	$156	80
17561 Monte Isola Way	0.25mi	3/2.0	1,500 (+7%)	0mo	$256,000	$171	75
4046 San Felice Ln	0.46mi	3/2.0	1,429 (+2%)	0mo	$230,000	$161	74
17216 Cantu Ct	0.50mi	3/2.0	1,343 (-4%)	0mo	$235,000	$175	67
2230 Costello Ln	1.00mi	3/2.0	1,310 (-7%)	5mo	$190,000	$145	48
17718 Dracena Cir	1.04mi	2/2.0 (-1)	1,488 (+6%)	3mo	$240,000	$161	46
8396 Tolles Dr	0.88mi	3/3.0	1,590 (+13%)	4mo	$470,000	$296	38
3073 Longview Ln	0.98mi	2/2.0 (-1)	1,152 (-18%)	0mo	$125,000	$109	33
826 Peaceful Dr	1.30mi	2/2.0 (-1)	1,152 (-18%)	5mo	$135,000	$117	29
786 Roses Ln	1.29mi	2/2.0 (-1)	1,056 (-25%)	5mo	$149,000	$141	29
3581 Gloxinia Dr	0.96mi	2/2.0 (-1)	1,126 (-20%)	6mo	$230,000	$204	28

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-22,858
• Equity at exit: $33,518

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,748
• Equity at exit: $19,436

Cash invested: $62,943 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $219,248 ($162/sqft)
• Median days on market: 33 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +14.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 1203
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $226

Break-even live

Break-even rent $1,735

Max offer price $224,798

Occupancy floor 84%

Sensitivity live

Price	-10% $353	-5% $290	+0% $226	+5% $162	+10% $99
Rent	-10% $66	-5% $146	+0% $226	+5% $306	+10% $386
Rate	-1.0pp $339	-0.5pp $283	base $226	+0.5pp $168	+1.0pp $109

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: $56,200
• Closing costs: $6,744
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17471 Monte Isola Way North Fort Myers, FL	3.0	2.5	1405	$1,850	$1.32	19d	1	0.02mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	72d	1	0.03mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	61d	1	0.07mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	72d	1	0.07mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	72d	1	0.08mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	72d	1	0.09mi
4215 Caterina Ct Unit 1 North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	33d	1	0.11mi
4215 Caterina Ct North Fort Myers, FL	3.0	2.5	1442	$1,800	$1.25	35d	1	0.11mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,800	$1.18	27d	1	0.12mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	63d	1	0.13mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	60d	1	0.14mi
17530 Paradiso Way North Fort Myers, FL	3.0	2.5	1347	$1,850	$1.37	19d	1	0.20mi
17255 Monte Isola Way North Fort Myers, FL	3.0	2.0	1347	$1,900	$1.41	19d	1	0.22mi
17525 Paradiso Way North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	32d	1	0.22mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	72d	1	0.22mi
17556 Monte Isola Way North Fort Myers, FL	3.0	2.0	1700	$1,950	$1.15	19d	1	0.22mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	52d	1	0.22mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	63d	1	0.24mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	63d	1	0.26mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	72d	1	0.31mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	72d	1	0.33mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	72d	1	0.37mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	72d	1	0.41mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$1,950	$1.07	46d	1	0.42mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	72d	1	0.45mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	63d	1	0.50mi
17260 Cantu Ct North Fort Myers, FL	4.0	2.0	1817	$2,200	$1.21	33d	1	0.53mi
4425 Ruthann Ct North Fort Myers, FL	2.0	2.0	1680	$1,195	$0.71	19d	1	0.54mi
17316 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$1,950	$1.07	33d	1	0.54mi
17281 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.55mi
17289 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	31d	1	0.57mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	63d	1	0.62mi
533 Zebra Dr #533 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	19d	1	0.64mi
2023 Gish Ln North Fort Myers, FL	2.0	2.0	1188	$1,400	$1.18	17d	1	0.67mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	62d	1	0.67mi
17920 Antherium Ln North Fort Myers, FL	2.0	2.0	1693	$2,400	$1.42	72d	1	0.71mi
55 Eland Dr #55 North Fort Myers, FL	4.0	2.0	1290	$1,599	$1.24	15d	1	0.79mi
239 Sable Dr #239 North Fort Myers, FL	3.0	2.0	1393	$1,499	$1.08	17d	1	0.91mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	52d	1	0.92mi
4120 Pine Drop Ln North Fort Myers, FL	3.0	2.0	957	$1,595	$1.67	33d	1	0.93mi

Listing history 9 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   days on market $224,798 Active 19 DOM
3. 2026-06-17
   days on market $224,798 Active 15 DOM
4. 2026-06-16
   days on market $224,798 Active 14 DOM
5. 2026-06-16
   days on market $224,798 Active 13 DOM
6. 2026-06-13
   days on market $224,798 Active 11 DOM
7. 2026-06-09
   days on market $224,798 Active 7 DOM
8. 2026-06-07
   remarks 248-char remark
9. 2026-06-07
   listed $224,798 Active 5 DOM

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,866 · $155/mo
• Expected delta: +$687/yr (+$57/mo · 58.2%)

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

Taxation est. · year 1

• Rental income: $24,257
• − Mortgage interest: −$12,592
• − Property taxes: −$1,179
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$6,540
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $2,967/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 · 6 photos

Good 80/100 None rehab

This modern townhome is in excellent condition with no visible repairs needed. It offers a great investment opportunity with high ROI potential for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New lighting fixtures throughout — Modern lighting enhances aesthetics and adds value ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Diplomat Middle School C FL #246/571 Nat'l #3,367/14,009 High Island Coast High School F FL #470/667 Nat'l #11,797/17,239

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

B Composite livability gradescore 74/100

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 · 871,946 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: 35% of renters

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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%

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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%

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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

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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

-99.8% since first listed

2 events — show timeline

• 2026-07-05 Listed for Rent $1,850 RMLSFL
• 2026-01-16 Sold (Public Records) $909,800 Public Records

Property tax history

-16.7%/yr

Latest (2025): $1,179 · +11.9% YoY. Source: county tax records.