15435 Green Acres Ave #2416 · North Fort Myers, FL 33982

$268,097

2 bd · 2.0 ba · 1,366 sqft · Townhouse · 41 Days on market

Built 2026 Good condition Est $253k · 6% over

---

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 +9.8/30.0
• ARV discount +4.8/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Appreciation +2.4/10.0

Listing remarks

Golf membership included! Step into this vibrant 1,366-square-foot condominium featuring an inviting den and an open layout that seamlessly connects the kitchen, dining, and living areas. The kitchen shines with Whirlpool stainless steel appliances, granite countertops, custom cabinetry, a kitchen island, and a walk-in pantry-perfect for culinary creativity. Hardwood flooring flows throughout the home, complemented by vaulted ceilings, crown molding, recessed lighting, and ceiling fans that enhance the spacious feel. Both bedrooms are conveniently located near the foyer, including the owner's suite with a luxurious bathroom boasting dual vanities, a soaking tub, a frameless glass shower, ce

Key facts

• Solar-powered town
• Open layout
• Nature trails

Tags

• OPEN LAYOUT
• OUTDOOR LIVING
• RESORT-STYLE CLUBHOUSE
• NATURE TRAILS
• SOLAR-POWERED TOWN
• ECO-FRIENDLY COMMUNITY

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: $265,947

Exterior

• Parking: 1 garage space; 1 total parking space
• Home design: Diangelo II plan; Spec (new construction inventory type)
• Exterior features: Address: 15435 Green Acres Ave #2416, Punta Gorda, FL 33982

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area of 1366

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $268k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (20.6% below list).
• Recommended offer: $213k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Zoned schools: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $8k 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 41 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,827 (20.6% 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 41 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $252,710
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15265 Green Acres Ave #213	0.27mi	2/2.0	1,366 (0%)	14mo	$255,000	$187	76
15275 Green Acres Ave #311	0.23mi	2/2.0	1,301 (-5%)	14mo	$215,000	$165	70
15155 Bluftton Ln #518	0.65mi	2/2.0	1,569 (+15%)	10mo	$290,000	$185	37

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-51,882
• Equity at exit: $39,974

10-year hold

• IRR: -10.2%
• Equity multiple: 0.35×
• Total profit: $-48,832
• Equity at exit: $23,180

Cash invested: $75,067 (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: 1044
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$1,406
• Tax est. 1.5%: −$335 /mo · $4,021/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-171

Break-even live

Break-even rent $2,345

Max offer price $243,292

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-79	+0% $-171	+5% $-264	+10% $-357
Rent	-10% $-340	-5% $-255	+0% $-171	+5% $-87	+10% $-3
Rate	-1.0pp $-36	-0.5pp $-103	base $-171	+0.5pp $-241	+1.0pp $-312

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: $67,024
• Closing costs: $8,043
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	23d	1	0.03mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	23d	1	0.03mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	23d	1	0.03mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	15d	1	0.03mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	15d	1	0.03mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	0.17mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	23d	1	0.17mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	23d	1	0.18mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	23d	1	0.18mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	23d	1	0.20mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	15d	1	0.20mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	23d	1	0.22mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	23d	1	0.22mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	23d	1	0.25mi
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	23d	1	0.25mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	23d	1	0.25mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	23d	1	0.25mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	23d	1	0.25mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	23d	1	0.25mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	15d	1	0.29mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	23d	1	0.29mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	23d	1	0.45mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	23d	1	0.45mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	23d	1	0.55mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	23d	1	0.56mi
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	23d	1	0.73mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	23d	1	1.03mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.03mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.05mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	23d	1	1.07mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	23d	1	1.07mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	23d	1	1.09mi
15960 Grassland Ln #2713 Punta Gorda, FL	2.0	2.0	1569	$7,500	$4.78	23d	1	1.09mi
15960 Grassland Ln #2721 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	23d	1	1.09mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	23d	1	1.09mi
15940 Grassland Ln #2526 Punta Gorda, FL	2.0	2.0	1569	$3,000	$1.91	23d	1	1.12mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	23d	1	1.14mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	23d	1	1.15mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	15d	1	1.23mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.26mi

Listing history 12 events

1. 2026-06-15
   days on market $268,097 Active 41 DOM
2. 2026-06-14
   days on market $268,097 Active 39 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   days on market $268,097 Active 38 DOM
5. 2026-06-10
   days on market $268,097 Active 36 DOM
6. 2026-06-09
   days on market $268,097 Active 35 DOM
7. 2026-06-08
   days on market $268,097 Active 34 DOM
8. 2026-06-05
   days on market $268,097 Active 30 DOM
9. 2026-06-02
   days on market $268,097 Active 28 DOM
10. 2026-06-01
    days on market $268,097 Active 27 DOM
11. 2026-05-31
    days on market $268,097 Active 26 DOM
12. 2026-05-30
    days on market $268,097 Active 25 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: $25,539
• − Mortgage interest: −$15,018
• − Property taxes: −$4,021
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$7,799
• Taxable loss: −$6,726
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-443/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse is in good condition with a modern kitchen and bathrooms. It has a clean and tidy exterior and interior, making it a good candidate for a cosmetic renovation to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting.
• Rental Clean the windows — Clean windows can improve natural light and make the home more appealing to potential renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and make the home look more inviting. ↑
• Rental Clean the windows — Clean windows can improve natural light and make the home more appealing to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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