Flora Plan · North Fort Myers, FL 33982

$319,990

3 bd · 2.0 ba · 1,488 sqft · SingleFamily · 335 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Introducing the Flora, a 3 bedroom, 2 bathroom, 2-car garage home plan with 1,488 sq. . ft. of living space. This single-family home has a welcoming front porch, family room, large owner's suite, and open kitchen with a dining cafe. The family room overlooks the covered lanai. Homebuyers have options to add a triple sliding glass door and an extended lanai - perfect for relaxed Florida entertaining. The spacious owner's bedroom includes a large walk-in closet, and an ensuite bathroom with a glass-enclosed shower, and private commode. There's an option to add a second sink. A laundry room and 2-car garage complete this home. Entertaining is a BreezeThoughtful design decisions in the kitchen

Key facts

• Laundry room
• Covered lanai
• Large walk-in closet

Tags

• WELCOMING FRONT PORCH
• COVERED LANAI
• LARGE WALK-IN CLOSET
• ENSUITE BATHROOM
• GLASS-ENCLOSED SHOWER
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: List price: $319,990

Exterior

• Home design: Single-family home (Flora plan); Address: 16089 Mulrion Blvd, Punta Gorda, FL 33982
• Construction: Living area approximately 1,488; Built as part of 2025–2026 new construction inventory
• Exterior features: Located in Babcock Ranch community

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan named Flora; New construction plan

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,504.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (16.2% below list).
• Recommended offer: $268k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 44% 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 $9k 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 335 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $268,114 (16.2% 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 335 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $309,504
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17728 Silverspur Dr	0.20mi	2/2.0 (-1)	1,653 (+11%)	1mo	$450,000	$272	66
17596 Wayside Bnd	0.57mi	2/2.0 (-1)	1,564 (+5%)	13mo	$325,000	$208	49
16392 Willowgreen Rd #811	0.61mi	3/2.0	1,710 (+15%)	1mo	$337,500	$197	46

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-48,356
• Equity at exit: $46,148

10-year hold

• IRR: -5.2%
• Equity multiple: 0.65×
• Total profit: $-30,706
• Equity at exit: $26,760

Cash invested: $86,661 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,681 medium
• Mortgage (P&I): −$1,623
• Tax est. 1.5%: −$387 /mo · $4,643/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-21

Break-even live

Break-even rent $2,707

Max offer price $306,492

Occupancy floor 96%

Sensitivity live

Price	-10% $193	-5% $86	+0% $-21	+5% $-128	+10% $-235
Rent	-10% $-233	-5% $-127	+0% $-21	+5% $85	+10% $191
Rate	-1.0pp $135	-0.5pp $58	base $-21	+0.5pp $-101	+1.0pp $-183

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: $77,376
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16572 Kingwood Ln #3611 Punta Gorda, FL	3.0	2.0	1749	$4,500	$2.57	23d	1	0.35mi
43038 Parkside Ct Punta Gorda, FL	3.0	2.0	1677	$2,500	$1.49	23d	1	0.37mi
17174 Curry Preserve Dr Punta Gorda, FL	3.0	1.0–2.0	1036	$2,354	$2.27	23d	58	0.56mi
42218 Edgewater Dr Punta Gorda, FL	2.0	2.0	1662	$2,595	$1.56	23d	1	0.71mi
43153 Wild Indigo Rd Punta Gorda, FL	3.0–5.0	2.0–2.5	1919	$2,100	$1.09	23d	25	0.81mi
43060 Greenway Blvd #713 Punta Gorda, FL	2.0	2.0	1150	$5,400	$4.70	23d	1	0.94mi
43060 Greenway Blvd #742 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	0.94mi
43060 Greenway Blvd #731 Punta Gorda, FL	2.0	2.0	1301	$6,500	$5.00	23d	1	0.94mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$6,000	$4.86	15d	2	0.96mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	0.98mi
43040 Greenway Blvd #532 Punta Gorda, FL	2.0	2.0	1170	$6,000	$5.13	23d	1	1.00mi
43030 Greenway Blvd Punta Gorda, FL	2.0	2.0	1184	$5,500	$4.65	15d	2	1.02mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$6,500	$5.23	15d	7	1.04mi
43981 Boardwalk Loop #2222 Punta Gorda, FL	2.0	2.0	1154	$4,900	$4.25	23d	1	1.04mi
43981 Boardwalk Loop #2232 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	23d	1	1.04mi
43010 Greenway Blvd Punta Gorda, FL	2.0	2.0	1145	$6,300	$5.50	23d	2	1.04mi
43000 Greenway Blvd Punta Gorda, FL	2.0	2.0	1159	$4,050	$3.49	15d	4	1.04mi
43051 Greenway Blvd #822 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	23d	1	1.05mi
43645 Sparrow Dr Punta Gorda, FL	2.0	2.0	1503	$6,500	$4.32	15d	1	1.07mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	23d	3	1.08mi
43997 Boardwalk Loop #1843 Punta Gorda, FL	2.0	2.0	1120	$1,599	$1.43	23d	1	1.09mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	23d	1	1.09mi
43997 Boardwalk Loop #1827 Punta Gorda, FL	2.0	2.0	1154	$5,400	$4.68	23d	1	1.09mi
43997 Boardwalk Loop #1832 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	23d	1	1.09mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	23d	1	1.10mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	23d	1	1.11mi
15980 Grassland Ln Punta Gorda, FL	2.0	2.0	1467	$6,625	$4.51	23d	2	1.11mi
15970 Grassland Ln Punta Gorda, FL	2.0	2.0	1476	$6,250	$4.23	23d	2	1.11mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	23d	1	1.11mi
43996 Boardwalk Loop #1422 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	23d	1	1.13mi
43993 Boardwalk Loop #1913 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	1.15mi
43993 Boardwalk Loop #1941 Punta Gorda, FL	2.0	2.0	1198	$4,500	$3.76	23d	1	1.15mi
42380 Cascade Dr Punta Gorda, FL	3.0	2.0	1662	$2,600	$1.56	23d	1	1.15mi
42425 Cascade Dr Punta Gorda, FL	3.0	2.0	1850	$3,000	$1.62	23d	1	1.19mi
43989 Boardwalk Loop #2041 Punta Gorda, FL	2.0	2.0	1154	$1,850	$1.60	23d	1	1.20mi
43989 Boardwalk Loop #2042 Punta Gorda, FL	2.0	2.0	1120	$5,000	$4.46	23d	1	1.20mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	23d	1	1.20mi
43989 Boardwalk Loop #2024 Punta Gorda, FL	2.0	2.0	1120	$5,400	$4.82	23d	1	1.20mi
43989 Boardwalk Loop #2032 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	23d	1	1.20mi
43977 Boardwalk Loop #2315 Punta Gorda, FL	2.0	2.0	1120	$4,500	$4.02	23d	1	1.22mi

Listing history 15 events

1. 2026-06-22
   days on market $319,990 Active 335 DOM
2. 2026-06-18
   days on market $319,990 Active 332 DOM
3. 2026-06-17
   days on market $319,990 Active 331 DOM
4. 2026-06-16
   days on market $319,990 Active 330 DOM
5. 2026-06-15
   days on market $319,990 Active 329 DOM
6. 2026-06-14
   days on market $319,990 Active 327 DOM
7. 2026-06-13
   days on market $319,990 Active 326 DOM
8. 2026-06-10
   days on market $319,990 Active 324 DOM
9. 2026-06-09
   days on market $319,990 Active 323 DOM
10. 2026-06-08
    days on market $319,990 Active 322 DOM
11. 2026-06-05
    days on market $319,990 Active 318 DOM
12. 2026-06-02
    days on market $319,990 Active 316 DOM
13. 2026-06-01
    days on market $319,990 Active 315 DOM
14. 2026-05-31
    days on market $319,990 Active 314 DOM
15. 2026-05-30
    days on market $319,990 Active 313 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: $32,174
• − Mortgage interest: −$17,337
• − Property taxes: −$4,643
• − Insurance: −$1,548
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − Depreciation: −$9,004
• Taxable loss: −$5,505
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $1,071/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