Dove Plan · North Fort Myers, FL 33982

$361,390

4 bd · 2.0 ba · 1,908 sqft · SingleFamily · 212 Days on market

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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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

This four-bedroom home is the perfect space. Prepare meals at the large kitchen island without missing the conversation in the great room in this home's open floorplan. Entertain guests on the covered lanai.

Key facts

• Large kitchen island
• Open floorplan
• Covered lanai

Tags

• LARGE KITCHEN ISLAND
• OPEN FLOORPLAN
• COVERED LANAI

Property features AI

Finance

• Financial info: List price provided
• HOA & community: Located in Babcock Ranch community (Punta Gorda area)

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Dove); Active listing
• Construction: New construction (Plan)
• Exterior features: Living area of 1,908 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Dove)

🏗️ New construction. The $361,390 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $373,968.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $361k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (19.2% below list).
• Recommended offer: $292k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,920/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 43% 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 $3k of loan paydown is wiped out by about $11k 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 212 days — a 12% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Recommended offer $291,985 (19.2% 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. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $373,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44391 Frontier Dr	0.22mi	4/2.0	1,908 (0%)	3mo	$342,000	$179	87
44256 Panther Dr	0.20mi	3/2.0 (-1)	1,805 (-5%)	3mo	$375,000	$208	74
44412 Kelly Dr	0.42mi	4/2.0	1,850 (-3%)	6mo	$430,000	$232	70
16248 Palmetto St	0.51mi	3/2.0 (-1)	1,911 (+0%)	2mo	$412,000	$216	69
44379 Frontier Dr	0.20mi	3/2.0 (-1)	1,654 (-13%)	8mo	$324,580	$196	57
16444 Seven Lakes Ave	0.25mi	4/3.0	2,190 (+15%)	4mo	$372,000	$170	56
44373 Frontier Dr	0.19mi	4/2.5	2,190 (+15%)	12mo	$379,000	$173	54
16440 Marsh Ln	0.16mi	3/2.5 (-1)	2,174 (+14%)	12mo	$425,000	$195	52
16160 Lotus Way	0.64mi	4/3.0	2,027 (+6%)	5mo	$430,000	$212	51
16176 Lotus Way	0.66mi	3/3.0 (-1)	2,027 (+6%)	10mo	$375,000	$185	42
15987 Mulrion Blvd	0.58mi	3/2.0 (-1)	1,679 (-12%)	8mo	$390,000	$232	41
16344 Palmetto St	0.49mi	4/3.0	2,179 (+14%)	13mo	$393,000	$180	39

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: -20.4%
• Equity multiple: 0.28×
• Total profit: $-74,886
• Equity at exit: $55,760

10-year hold

• IRR: -11.2%
• Equity multiple: 0.30×
• Total profit: $-73,712
• Equity at exit: $32,334

Cash invested: $104,711 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,920 medium
• Mortgage (P&I): −$1,961
• Tax est. 1.5%: −$467 /mo · $5,610/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-278

Break-even live

Break-even rent $3,271

Max offer price $333,780

Occupancy floor —

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: $93,492
• Closing costs: $11,219
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	0.15mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	13d	1	0.15mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	21d	1	0.32mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	0.33mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	21d	1	0.82mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	0.87mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	13d	2	0.87mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	21d	3	0.88mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	0.93mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	21d	1	0.98mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$6,500	$5.23	13d	7	0.99mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	21d	1	1.01mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.04mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	21d	1	1.05mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	21d	1	1.07mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	21d	1	1.08mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	21d	1	1.09mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.10mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.10mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	21d	1	1.11mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	1.12mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.20mi
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	21d	1	1.23mi
15919 Leaning Pine Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	1.26mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	1.29mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	1.34mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	21d	1	1.37mi
16397 Preservation Blvd Punta Gorda, FL	4.0	3.5	2353	$2,800	$1.19	21d	1	1.38mi
15808 Leaning Pine Ln Punta Gorda, FL	3.0	3.0	1874	$3,950	$2.11	21d	1	1.39mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	21d	1	1.47mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	13d	1	1.47mi
16572 Kingwood Ln #3611 Punta Gorda, FL	3.0	2.0	1749	$4,500	$2.57	21d	1	1.50mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $361,390 Active 212 DOM
2. 2026-06-17
   days on market $361,390 Active 211 DOM
3. 2026-06-16
   days on market $361,390 Active 210 DOM
4. 2026-06-15
   days on market $361,390 Active 209 DOM
5. 2026-06-14
   days on market $361,390 Active 207 DOM
6. 2026-06-13
   days on market $361,390 Active 206 DOM
7. 2026-06-10
   days on market $361,390 Active 204 DOM
8. 2026-06-09
   days on market $361,390 Active 203 DOM
9. 2026-06-08
   days on market $361,390 Active 202 DOM
10. 2026-06-05
    days on market $361,390 Active 198 DOM
11. 2026-06-02
    days on market $361,390 Active 196 DOM
12. 2026-06-01
    days on market $361,390 Active 195 DOM
13. 2026-05-31
    days on market $361,390 Active 194 DOM
14. 2026-05-30
    days on market $361,390 Active 193 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: $35,038
• − Mortgage interest: −$20,948
• − Property taxes: −$5,610
• − Insurance: −$1,870
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$10,879
• Taxable loss: −$9,874
• Est. tax savings @ 24.0%: +$2,370
• After-tax cash flow: $-963/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