Briarcliff Plan · North Fort Myers, FL 33917

$214,999

3 bd · 2.5 ba · 1,392 sqft · Townhouse · 337 Days on market

Excellent condition Garage

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Designed to maximize comfort and grant ease of living, this new townhome features two stories of versatile space. On the first floor is an open-concept kitchen that melds into an intimate dining area and a welcoming Great Room. It extends further out into a patio perfect for relaxing moments in the fresh air. Upstairs is the tranquil owner's suite with an attached bathroom and walk-in closet, while two secondary bedrooms are situated at the opposite end of the home for enhanced privacy.

Key facts

• Low hoa fees
• Close to shops
• New townhomes

Tags

• NEW TOWNHOMES
• LOW HOA FEES
• CLOSE TO SHOPS
• CLOSE TO ENTERTAINMENT

🏗️ New construction. The $214,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,698.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (4.0% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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.
• 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); 1509 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $2,065/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 35% 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 $8k 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 337 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $189,199 (12.0% 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 337 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $258,698
• List price: $214,999
• Delta: -16.89%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4139 Tulia Way	0.04mi	3/2.0	1,556 (+12%)	0mo	$262,500	$169	76
4116 Pacenza Pl	0.51mi	3/2.0	1,429 (+3%)	1mo	$250,000	$175	69
17357 Cantu Ct	0.44mi	3/2.0	1,487 (+7%)	1mo	$275,000	$185	66
17324 Cantu Ct	0.48mi	3/2.0	1,487 (+7%)	0mo	$260,491	$175	64
3437 Clubview Dr	0.77mi	2/2.0 (-1)	1,395 (+0%)	0mo	$280,000	$201	57
3969 Pomodoro Cir #203	1.40mi	2/2.0 (-1)	1,469 (+6%)	1mo	$144,000	$98	48
2757 Garden St	1.00mi	3/2.0	1,260 (-10%)	1mo	$285,000	$226	46
2613 Harmony Ave	1.19mi	3/2.0	1,152 (-17%)	0mo	$50,000	$43	38
3580 Gloxinia Dr	0.74mi	2/2.0 (-1)	1,609 (+16%)	0mo	$340,000	$211	33
3988 Sabal Springs Blvd	1.07mi	2/2.0 (-1)	1,706 (+23%)	0mo	$175,000	$103	33
3049 Longview Ln	0.99mi	2/2.0 (-1)	1,056 (-24%)	0mo	$115,000	$109	33
17837 Dracena Cir	0.80mi	2/2.0 (-1)	1,663 (+20%)	1mo	$254,000	$153	32

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-52,640
• Equity at exit: $38,573

10-year hold

• IRR: -15.3%
• Equity multiple: 0.15×
• Total profit: $-61,688
• Equity at exit: $22,367

Cash invested: $72,435 (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: 19 active · 2 under contract
• Months of supply: 38.0 mo (3%/mo absorbed)
• Median asking: $219,990 ($163/sqft)
• Median days on market: 27 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +14.2% 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: 1509
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,357
• Tax est. 1.5%: −$323 /mo · $3,880/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-157

Break-even live

Break-even rent $2,263

Max offer price $236,012

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-67	+0% $-157	+5% $-246	+10% $-336
Rent	-10% $-320	-5% $-238	+0% $-157	+5% $-75	+10% $6
Rate	-1.0pp $-26	-0.5pp $-91	base $-157	+0.5pp $-224	+1.0pp $-292

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: $64,674
• Closing costs: $7,761
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17255 Monte Isola Way North Fort Myers, FL	3.0	2.0	1347	$1,900	$1.41	110d	1	0.03mi
17531 Monte Isola Way North Fort Myers, FL	3.0	2.0	1450	$1,900	$1.31	10d	1	0.05mi
17711 Paradiso Way Unit 17711 North Fort Myers, FL	4.0	2.0	1812	$1,999	$1.10	17d	1	0.18mi
17711 Paradiso Way Unit 17711 North Fort Myers, FL	4.0	2.0	1812	$2,000	$1.10	10d	1	0.18mi
17556 Monte Isola Way North Fort Myers, FL	3.0	2.0	1700	$1,950	$1.15	110d	1	0.20mi
17616 Paradiso Way Unit 17616 North Fort Myers, FL	4.0	2.0	1817	$2,200	$1.21	55d	1	0.20mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	164d	1	0.20mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,950	$1.26	55d	1	0.20mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	164d	1	0.20mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$1,950	$1.07	138d	1	0.23mi
17471 Monte Isola Way North Fort Myers, FL	3.0	2.5	1405	$1,850	$1.32	110d	1	0.24mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	164d	1	0.24mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	164d	1	0.24mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	164d	1	0.25mi
4281 Canova Ct North Fort Myers, FL	3.0	2.5	1378	$1,700	$1.23	49d	1	0.25mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	164d	1	0.25mi
17633 Paradiso Way North Fort Myers, FL	3.0	2.0	1500	$1,750	$1.17	41d	1	0.26mi
4034 San Clemente Ct North Fort Myers, FL	4.0	2.0	1812	$2,995	$1.65	7d	1	0.27mi
4080 Villa Doria Ct North Fort Myers, FL	4.0	2.0	1817	$2,225	$1.22	6d	1	0.27mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	164d	1	0.29mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	152d	1	0.30mi
4274 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	11d	1	0.31mi
4274 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	10d	1	0.31mi
4019 San Clemente Ct North Fort Myers, FL	4.0	2.0	1817	$2,095	$1.15	1d	1	0.31mi
4019 San Clemente Ct North Fort Myers, FL	4.0	2.0	1817	$2,150	$1.18	10d	1	0.31mi
4019 San Clemente Ct North Fort Myers, FL	4.0	2.0	1817	$2,150	$1.18	29d	1	0.31mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	164d	1	0.32mi
4215 Caterina Ct North Fort Myers, FL	3.0	2.5	1442	$1,600	$1.11	55d	1	0.33mi
4215 Caterina Ct Unit 1 North Fort Myers, FL	3.0	2.5	1347	$1,600	$1.19	52d	1	0.33mi
4225 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,700	$1.26	10d	1	0.34mi
4225 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,700	$1.26	31d	1	0.34mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	155d	1	0.34mi
4243 Caterina Ct North Fort Myers, FL	3.0	2.5	1378	$1,600	$1.16	10d	1	0.35mi
4007 San Clemente Ct North Fort Myers, FL	4.0	2.0	1812	$1,975	$1.09	10d	1	0.35mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,800	$1.18	119d	1	0.35mi
4027 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,299	$1.23	0d	1	0.35mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	152d	1	0.36mi
4037 Villa Doria Ct North Fort Myers, FL	4.0	2.0	1812	$2,100	$1.16	55d	1	0.36mi
17213 Cantu Ct North Fort Myers, FL	3.0	2.0	1484	$1,750	$1.18	38d	1	0.39mi
4248 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,750	$1.30	29d	1	0.39mi

Property features AI

Finance

• Other: Address: 17782 Monte Isola Way, North Fort Myers FL 33917Status: Active
• Financial info: List price $214,999

Exterior

• Parking: 1 garage space (1 total parking)
• Home design: Single-family new construction plan (Briarcliff)
• Exterior features: Living area of 1392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Briarcliff (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $214,999 Active 337 DOM
2. 2026-11-07
   days on market $214,999 Active 336 DOM
3. 2026-11-06
   days on market $214,999 Active 335 DOM
4. 2026-11-05
   days on market $214,999 Active 334 DOM
5. 2026-11-04
   days on market $214,999 Active 333 DOM
6. 2026-11-01
   days on market $214,999 Active 330 DOM
7. 2026-11-01
   days on market $214,999 Active 329 DOM
8. 2026-10-30
   days on market $214,999 Active 328 DOM
9. 2026-10-29
   days on market $214,999 Active 327 DOM
10. 2026-10-28
    days on market $214,999 Active 326 DOM
11. 2026-10-27
    days on market $214,999 Active 325 DOM
12. 2026-10-26
    days on market $214,999 Active 324 DOM
13. 2026-10-26
    days on market $214,999 Active 323 DOM
14. 2026-10-23
    days on market $214,999 Active 321 DOM
15. 2026-10-22
    days on market $214,999 Active 320 DOM
16. 2026-10-21
    days on market $214,999 Active 319 DOM
17. 2026-10-20
    days on market $214,999 Active 318 DOM
18. 2026-10-19
    days on market $214,999 Active 317 DOM
19. 2026-10-18
    days on market $214,999 Active 316 DOM
20. 2026-10-17
    days on market $214,999 Active 315 DOM
21. 2026-10-16
    days on market $214,999 Active 314 DOM
22. 2026-10-15
    days on market $214,999 Active 313 DOM
23. 2026-10-14
    days on market $214,999 Active 312 DOM
24. 2026-10-13
    days on market $214,999 Active 311 DOM
25. 2026-10-12
    days on market $214,999 Active 310 DOM
26. 2026-10-11
    days on market $214,999 Active 309 DOM
27. 2026-10-10
    days on market $214,999 Active 308 DOM
28. 2026-10-09
    days on market $214,999 Active 307 DOM
29. 2026-10-09
    days on market $214,999 Active 306 DOM
30. 2026-10-07
    days on market $214,999 Active 305 DOM
31. 2026-10-06
    days on market $214,999 Active 304 DOM
32. 2026-10-05
    days on market $214,999 Active 303 DOM
33. 2026-10-05
    days on market $214,999 Active 302 DOM
34. 2026-10-04
    days on market $214,999 Active 301 DOM
35. 2026-10-01
    days on market $214,999 Active 299 DOM
36. 2026-09-30
    days on market $214,999 Active 298 DOM
37. 2026-09-29
    days on market $214,999 Active 297 DOM
38. 2026-09-24
    days on market $214,999 Active 292 DOM
39. 2026-09-23
    days on market $214,999 Active 291 DOM
40. 2026-09-22
    days on market $214,999 Active 290 DOM
41. 2026-09-21
    days on market $214,999 Active 289 DOM
42. 2026-09-17
    days on market $214,999 Active 285 DOM
43. 2026-09-13
    days on market $214,999 Active 281 DOM
44. 2026-09-13
    days on market $214,999 Active 280 DOM
45. 2026-09-11
    days on market $214,999 Active 279 DOM
46. 2026-09-05
    days on market $214,999 Active 273 DOM
47. 2026-09-04
    days on market $214,999 Active 272 DOM
48. 2026-08-31
    days on market $214,999 Active 268 DOM
49. 2026-08-28
    days on market $214,999 Active 265 DOM
50. 2026-08-26
    days on market $214,999 Active 263 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 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: $24,775
• − Mortgage interest: −$14,491
• − Property taxes: −$3,880
• − Insurance: −$1,293
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$7,526
• Taxable loss: −$6,380
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-350/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 · 13 photos

Excellent 95/100 None rehab

This well-maintained townhouse is move-in ready with excellent condition and high resale and rental potential.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Updating the kitchen appliances — Modernizes the kitchen and attracts more buyers ↑

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%
• 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

Property features AI

Finance

• Other: Address: 17782 Monte Isola Way, North Fort Myers FL 33917Status: Active
• Financial info: List price $214,999

Exterior

• Parking: 1 garage space (1 total parking)
• Home design: Single-family new construction plan (Briarcliff)
• Exterior features: Living area of 1392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Briarcliff (new construction plan)