2420 Valparaiso Blvd · North Fort Myers, FL 33917

$335,000

2 bd · 2.0 ba · 1,733 sqft · SingleFamily public records · 58 Days on market

Built 1993 6,098 sqft lot Est $393k · 15% under $485/mo HOA · 15% of rent

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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).

• ARV discount +14.2/15.0
• Cash flow +9.4/30.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION. .. . and LIGHT!!!! AND. .. JUST REDUCED!!! Welcome to this light and bright 2 bed/2 bath + den Villa Real home with vaulted ceiling. .. .a den large enough to make a third bedroom, (already features a closet!), eat-in kitchen, formal dining area, split floor plan and more! In fact, this model has a pocket door to separate off your guest wing, (bedroom and double basin sink bathroom), from the rest of the house! The kitchen is large enough to have an island, (if desired), and the living room features a skylight, flooding the entire house with light! The oversized screened in lanai features a covered dining area as well as sun or barbeque outdoor area with breathtaking sunrise, golf course, lake, and clubhouse views! This is Florida living at its finest! Herons Glen Golf and Country Club is the area's premier gated community with an 18 hole Championship golf course, 6 HarTru tennis courts, 4, (soon 6), plickleball courts, resort style pool and spa, restaurant and bar, state of the art fitness center, brand new bocce and shuffleboard courts, dozens of clubs and community events. Honestly this development is resort style living at its finest!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community pool; Private paved road with private maintenance
• Financial info: Pets allowed (call/conditional), maximum 3
• HOA & community: Homeowners association with quarterly fee; Association fees include golf, internet, road maintenance and trash; Community amenities include clubhouse, fitness center, golf course, pool, tennis and pickleball courts, bocce and shuffleboard courts, restaurant, sidewalks and management; Gated community

Exterior

• Parking: Attached 2-car garage; Driveway; Paved parking; Garage door opener; 2 covered spaces
• Security: Gated community with guard; Smoke detectors
• Utilities: Cable available; Septic tank; Water assessment paid
• Home design: Single-story home; Entry level 1; Resale property; North-facing main orientation
• Construction: Block, concrete and stucco construction; Tile roof; Built on foundation (standard)
• Exterior features: Lanai and screened porch; Porch; Automatic sprinklers; On golf course view; South exposure

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Disposal; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Den (additional living space); Screened porch (additional living space)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Dual sinks; Entrance foyer; Eat-in kitchen; Family/Dining room; Living/Dining room; Pantry; Separate shower; Split bedrooms; Furnished; Single hung and sliding windows with shutters
• Laundry & utility: Washer; Dryer; Laundry located in garage; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (0.3% below list).
• Recommended offer: $292k (12.7% below list) — sets the bar for cash-flow.
• 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.
• 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,341/mo this rent would consume 73% 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 $10k 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 58 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,497 (12.7% 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 58 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $393,391
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Palo Duro Blvd	0.29mi	2/2.0	1,814 (+5%)	0mo	$488,000	$269	78
20736 Mystic Way	0.61mi	3/2.0 (+1)	1,700 (-2%)	3mo	$350,000	$206	61
20605 Long Pond Rd	0.64mi	2/2.0	1,805 (+4%)	6mo	$410,000	$227	58
2521 Palo Duro Blvd	0.25mi	3/2.0 (+1)	1,644 (-5%)	20mo	$500,000	$304	58
2640 Palo Duro Blvd	0.33mi	3/2.0 (+1)	1,917 (+11%)	6mo	$440,000	$230	57
1950 Corona Del Sire Dr	0.49mi	2/2.0	1,602 (-8%)	11mo	$250,000	$156	56
20686 Dennisport Ln	0.64mi	3/2.0 (+1)	1,617 (-7%)	2mo	$460,000	$284	52
20708 Tisbury Ln	0.71mi	2/2.0	1,500 (-13%)	6mo	$272,000	$181	40
20526 Plumwood Loop	0.61mi	2/2.0	1,497 (-14%)	18mo	$285,000	$190	34
20502 Plumwood Loop	0.65mi	2/2.0	1,497 (-14%)	18mo	$330,000	$220	32
20596 Long Pond Rd	0.68mi	3/2.0 (+1)	1,983 (+14%)	13mo	$423,000	$213	29
1921 Embarcadero Way	0.58mi	3/2.0 (+1)	1,495 (-14%)	22mo	$429,000	$287	27

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-70,450
• Equity at exit: $49,950

10-year hold

• IRR: -16.4%
• Equity multiple: 0.10×
• Total profit: $-84,511
• Equity at exit: $28,965

Cash invested: $93,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,341 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$499 /mo · $5,984/yr
• Insurance: −$140
• HOA: −$485
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-241

Break-even live

Break-even rent $3,646

Max offer price $292,497

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$4,000	$3.23	23d	1	0.13mi
2300 Valparaiso Blvd North Fort Myers, FL	2.0	2.0	1237	$3,000	$2.43	16d	1	0.13mi
2130 Rio Nuevo Dr Unit 1546442P North Fort Myers, FL	2.0	2.0	1248	$4,682	$3.75	14d	1	0.24mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	16d	1	0.24mi
2481 Palo Duro Blvd North Fort Myers, FL	3.0	2.0	1450	$4,000	$2.76	21d	1	0.24mi
1900 Corona del Sire Dr North Fort Myers, FL	2.0	2.0	1449	$2,400	$1.66	23d	1	0.52mi
20919 Villareal Way North Fort Myers, FL	2.0	2.0	1428	$4,000	$2.80	23d	1	0.58mi
1670 Palo Duro Blvd North Fort Myers, FL	2.0	2.0	1604	$2,700	$1.68	3d	1	0.67mi
20559 Long Pond Rd North Fort Myers, FL	3.0	2.0	1805	$2,295	$1.27	23d	1	0.72mi
20728 Tisbury Ln North Fort Myers, FL	3.0	2.5	2133	$5,000	$2.34	14d	1	0.74mi
20056 Sweetbay Dr North Fort Myers, FL	3.0	2.0	1672	$4,000	$2.39	23d	1	0.80mi
20038 Fiddlewood Ave North Fort Myers, FL	3.0	2.0	1519	$1,999	$1.32	19d	1	0.87mi
20961 Skyler Dr North Fort Myers, FL	3.0	3.0	2133	$6,000	$2.81	23d	1	1.32mi
20719 Kaidon Ln North Fort Myers, FL	2.0	2.0	1538	$4,000	$2.60	23d	1	1.35mi
10401 Circle Pine Rd North Fort Myers, FL	2.0	2.0	1294	$3,000	$2.32	23d	1	1.48mi

HOA detail

• Monthly dues: $485 · $5,820/yr
• Likely covers: poolgymsecurity

Listing history 19 events

1. 2026-06-17
   days on market $335,000 Active 58 DOM
2. 2026-06-16
   days on market $335,000 Active 57 DOM
3. 2026-06-15
   days on market $335,000 Active 56 DOM
4. 2026-06-13
   days on market $335,000 Active 54 DOM
5. 2026-06-10
   days on market $335,000 Active 51 DOM
6. 2026-06-09
   days on market $335,000 Active 50 DOM
7. 2026-06-07
   days on market $335,000 Active 48 DOM
8. 2026-06-03
   days on market $335,000 Active 44 DOM
9. 2026-06-02
   days on market $335,000 Active 43 DOM
10. 2026-06-01
    days on market $335,000 Active 42 DOM
11. 2026-05-31
    days on market $335,000 Active 41 DOM
12. 2026-05-13
    price $335,000
13. 2026-04-20
    listed $340,000 Active
14. 2023-09-19
    soldstatus $330,000
15. 2023-09-15
    soldstatus $330,000 Closed 1186-char remark

    Show marketing remark (1186 chars)

    LOCATION, LOCATION, LOCATION. .. . and LIGHT!!!! AND. .. JUST REDUCED!!! Welcome to this light and bright 2 bed/2 bath + den Villa Real home with vaulted ceiling. .. .a den large enough to make a third bedroom, (already features a closet!), eat-in kitchen, formal dining area, split floor plan and more! In fact, this model has a pocket door to separate off your guest wing, (bedroom and double basin sink bathroom), from the rest of the house! The kitchen is large enough to have an island, (if desired), and the living room features a skylight, flooding the entire house with light! The oversized screened in lanai features a covered dining area as well as sun or barbeque outdoor area with breathtaking sunrise, golf course, lake, and clubhouse views! This is Florida living at its finest! Herons Glen Golf and Country Club is the area's premier gated community with an 18 hole Championship golf course, 6 HarTru tennis courts, 4, (soon 6), plickleball courts, resort style pool and spa, restaurant and bar, state of the art fitness center, brand new bocce and shuffleboard courts, dozens of clubs and community events. Honestly this development is resort style living at its finest!

16. 2023-09-11
    status Pending 1186-char remark

    Show marketing remark (1186 chars)

    LOCATION, LOCATION, LOCATION. .. . and LIGHT!!!! AND. .. JUST REDUCED!!! Welcome to this light and bright 2 bed/2 bath + den Villa Real home with vaulted ceiling. .. .a den large enough to make a third bedroom, (already features a closet!), eat-in kitchen, formal dining area, split floor plan and more! In fact, this model has a pocket door to separate off your guest wing, (bedroom and double basin sink bathroom), from the rest of the house! The kitchen is large enough to have an island, (if desired), and the living room features a skylight, flooding the entire house with light! The oversized screened in lanai features a covered dining area as well as sun or barbeque outdoor area with breathtaking sunrise, golf course, lake, and clubhouse views! This is Florida living at its finest! Herons Glen Golf and Country Club is the area's premier gated community with an 18 hole Championship golf course, 6 HarTru tennis courts, 4, (soon 6), plickleball courts, resort style pool and spa, restaurant and bar, state of the art fitness center, brand new bocce and shuffleboard courts, dozens of clubs and community events. Honestly this development is resort style living at its finest!

17. 2023-08-15
    price $375,000 1186-char remark

    Show marketing remark (1186 chars)

    LOCATION, LOCATION, LOCATION. .. . and LIGHT!!!! AND. .. JUST REDUCED!!! Welcome to this light and bright 2 bed/2 bath + den Villa Real home with vaulted ceiling. .. .a den large enough to make a third bedroom, (already features a closet!), eat-in kitchen, formal dining area, split floor plan and more! In fact, this model has a pocket door to separate off your guest wing, (bedroom and double basin sink bathroom), from the rest of the house! The kitchen is large enough to have an island, (if desired), and the living room features a skylight, flooding the entire house with light! The oversized screened in lanai features a covered dining area as well as sun or barbeque outdoor area with breathtaking sunrise, golf course, lake, and clubhouse views! This is Florida living at its finest! Herons Glen Golf and Country Club is the area's premier gated community with an 18 hole Championship golf course, 6 HarTru tennis courts, 4, (soon 6), plickleball courts, resort style pool and spa, restaurant and bar, state of the art fitness center, brand new bocce and shuffleboard courts, dozens of clubs and community events. Honestly this development is resort style living at its finest!

18. 2023-06-20
    listed $400,000 Active 1186-char remark

    Show marketing remark (1186 chars)

    LOCATION, LOCATION, LOCATION. .. . and LIGHT!!!! AND. .. JUST REDUCED!!! Welcome to this light and bright 2 bed/2 bath + den Villa Real home with vaulted ceiling. .. .a den large enough to make a third bedroom, (already features a closet!), eat-in kitchen, formal dining area, split floor plan and more! In fact, this model has a pocket door to separate off your guest wing, (bedroom and double basin sink bathroom), from the rest of the house! The kitchen is large enough to have an island, (if desired), and the living room features a skylight, flooding the entire house with light! The oversized screened in lanai features a covered dining area as well as sun or barbeque outdoor area with breathtaking sunrise, golf course, lake, and clubhouse views! This is Florida living at its finest! Herons Glen Golf and Country Club is the area's premier gated community with an 18 hole Championship golf course, 6 HarTru tennis courts, 4, (soon 6), plickleball courts, resort style pool and spa, restaurant and bar, state of the art fitness center, brand new bocce and shuffleboard courts, dozens of clubs and community events. Honestly this development is resort style living at its finest!

19. 1994-06-16
    soldstatus $165,000

ⓘ 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: $5,984 · $499/mo
• Projected year-2 tax: $5,984 · $499/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 · 29 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: $40,092
• − Mortgage interest: −$18,765
• − Property taxes: −$5,984
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,207
• − Management: −$3,207
• − HOA: −$5,820
• − Depreciation: −$9,745
• Taxable loss: −$8,312
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $-892/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

+103.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $335,000 FORTMLS
• 2026-04-20 Listed $340,000 FORTMLS
• 2023-09-19 Sold (Public Records) $330,000 Public Records
• 2023-09-15 Sold (MLS) $330,000 FORTMLS
• 2023-09-11 Pending — FORTMLS
• 2023-08-15 Price Changed $375,000 FORTMLS
• 2023-06-20 Listed $400,000 FORTMLS
• 1994-06-16 Sold (Public Records) $165,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,984 · -0.5% YoY. Source: county tax records.