4117 Pacenza Pl · North Fort Myers, FL 33917

$309,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition Est $332k · 7% under

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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 +10.8/30.0
• ARV discount +10.4/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• 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 spacious 2,112-square-foot two-story home featuring a thoughtfully designed open-concept first floor that seamlessly connects the kitchen, living, and dining areas. The kitchen shines with durable quartz countertops, a center island, shaker-style cabinetry with designer hardware, and stainless steel appliances including a slide-in electric range and side-by-side refrigerator. Step outside to the inviting outdoor patio, perfect for relaxing or entertaining. Upstairs, discover five bedrooms surrounding a versatile loft, highlighted by the luxurious owner's suite complete with

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: List price $309,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Edison plan); Spec new construction
• Exterior features: Address: 4117 Pacenza Pl, North Fort Myers, FL 33917

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Edison plan); Living area approximately 2,112

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.3% below list).
• Recommended offer: $253k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 846 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,533/mo this rent would consume 55% 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 $9k 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 33 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,305 (18.3% 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 33 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $331,584
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17182 Pompeii Way	0.34mi	4/3.0 (-1)	2,205 (+4%)	4mo	$295,000	$134	66
17553 Monte Isola Way	0.45mi	5/2.5	2,215 (+5%)	14mo	$317,999	$144	59
17244 Cantu Ct	0.45mi	4/2.0 (-1)	1,824 (-14%)	2mo	$266,000	$146	48
4122 Granita Ct	0.46mi	4/2.0 (-1)	1,936 (-8%)	21mo	$338,597	$175	40
4106 Granita Ct	0.48mi	4/2.0 (-1)	1,817 (-14%)	16mo	$315,000	$173	34
17340 Monte Isola Way	0.58mi	5/2.5	2,382 (+13%)	23mo	$375,000	$157	33

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-60,129
• Equity at exit: $46,222

10-year hold

• IRR: -13.6%
• Equity multiple: 0.22×
• Total profit: $-67,613
• Equity at exit: $26,803

Cash invested: $86,800 (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: 846
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-141

Break-even live

Break-even rent $2,712

Max offer price $289,564

Occupancy floor —

Sensitivity live

Price	-10% $73	-5% $-34	+0% $-141	+5% $-248	+10% $-355
Rent	-10% $-341	-5% $-241	+0% $-141	+5% $-41	+10% $59
Rate	-1.0pp $15	-0.5pp $-62	base $-141	+0.5pp $-222	+1.0pp $-303

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	25d	1	0.32mi
17167 Pompeii Way North Fort Myers, FL	5.0	3.0	2587	$2,700	$1.04	13d	1	0.38mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	15d	1	0.39mi
17257 Cantu Ct North Fort Myers, FL	5.0	2.5	2570	$2,450	$0.95	25d	1	0.40mi
17124 Pompeii Way North Fort Myers, FL	5.0	3.0	2587	$2,600	$1.01	13d	1	0.40mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	25d	1	0.42mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	16d	1	0.44mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	25d	1	0.44mi
17596 Monte Isola Way North Fort Myers, FL	4.0	2.5	2500	$2,550	$1.02	25d	1	0.45mi
17404 Monte Isola Way North Fort Myers, FL	5.0	2.5	2279	$2,099	$0.92	15d	1	0.45mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	25d	1	0.47mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	25d	1	0.57mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	15d	1	0.60mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$2,000	$1.10	3d	1	0.86mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	25d	1	0.87mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1937	$2,200	$1.14	4d	1	0.90mi
4263 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1936	$2,200	$1.14	17d	1	0.90mi

Listing history 10 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   days on market $309,999 Active 33 DOM
3. 2026-06-17
   days on market $309,999 Active 29 DOM
4. 2026-06-16
   days on market $309,999 Active 28 DOM
5. 2026-06-16
   days on market $309,999 Active 27 DOM
6. 2026-06-13
   days on market $309,999 Active 25 DOM
7. 2026-06-09
   days on market $309,999 Active 21 DOM
8. 2026-06-07
   days on market $309,999 Active 19 DOM
9. 2026-06-01
   days on market $309,999 Active 13 DOM
10. 2026-06-01
    days on market $309,999 Active 12 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: $30,397
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$9,018
• Taxable loss: −$7,050
• Est. tax savings @ 24.0%: +$1,692
• After-tax cash flow: $-3/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 new two-story home features a modern open-concept layout with a well-maintained exterior and interior. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can attract more buyers.
• Resale Bathroom updates (if needed) — Updating bathrooms can significantly increase the home's value and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can attract more buyers. ↑
• Resale Bathroom updates (if needed) — Updating bathrooms can significantly increase the home's value and appeal to potential buyers. ↑

ⓘ 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: 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