44105 Kelly Dr · North Fort Myers, FL 33982

$429,990

5 bd · 3.0 ba · 2,615 sqft · Land · 131 Days on market

Built 2025 6,098 sqft lot $361/mo HOA · 11% of rent ↓ 4% since listing

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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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +2.4/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

Key facts

• Multiple parks
• Scenic biking trails
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• UPGRADED COVERED LANAI
• HEATED SALTWATER POOL
• MULTIPLE PARKS
• SCENIC BIKING TRAILS

Property features AI

Finance

• Other: Property is part of a large community with many units (community contains many homes)
• Financial info: Total annual recurring community fees reported
• HOA & community: Mandatory HOA; Quarterly HOA fees (master and association); Professional management; HOA covers internet/Wi-Fi, lawn/land maintenance, security, street lights, and street maintenance; Community amenities include pool, clubhouse, community park, dog park, walking/bike paths, tennis, pickleball, bocce, basketball, playgrounds, fishing pier, cabana, business center, restaurant, shopping, EV charging, underground utilities, and more

Exterior

• Parking: Attached 2-car garage; Paved driveway
• Security: Gated community; Community security (via HOA maintenance)
• Utilities: Central water; Central sewer; Natural gas available; Cable available
• Home design: Single-family home; 2-story; Residential property; Rear exposure faces north; Subcommunity: VERDE (Babcock Ranch)
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Built in 2025; Surveyed lot dimensions; Regular lot
• Exterior features: Patio; Automatic sprinkler system; Landscaped area view

Interior

• Kitchen: Island; Walk-in pantry; Gas available; Cooktop (gas); Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator/freezer; Disposal
• Bedrooms: 5 bedrooms; First-floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room floor plan; Split bedroom layout; Den/Study; Loft; Screened lanai/porch
• Laundry & utility: Laundry in residence; Washer; Dryer; Tankless water heater; Auto garage door

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $430k.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (25.8% below list).
• Recommended offer: $319k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 3 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).
• At $3,191/mo this rent would consume 53% of the median local household income ($72k/yr) (locally 43% 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 $3k of loan paydown is wiped out by about $13k 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 131 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $319,134 (25.8% 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 131 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-99,221
• Equity at exit: $64,113

10-year hold

• IRR: -16.0%
• Equity multiple: 0.06×
• Total profit: $-113,503
• Equity at exit: $37,178

Cash invested: $120,397 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,191 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$179
• HOA: −$361
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-523

Break-even live

Break-even rent $3,853

Max offer price $337,611

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-401	+0% $-523	+5% $-645	+10% $-766
Rent	-10% $-775	-5% $-649	+0% $-523	+5% $-397	+10% $-271
Rate	-1.0pp $-306	-0.5pp $-414	base $-523	+0.5pp $-634	+1.0pp $-748

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: $107,498
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	23d	1	0.88mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	23d	1	0.92mi
16397 Preservation Blvd Punta Gorda, FL	4.0	3.5	2353	$2,800	$1.19	23d	1	1.46mi

HOA detail

• Monthly dues: $361 · $4,332/yr

Listing history 10 events

1. 2026-05-15
   price $429,990 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

2. 2026-05-14
   price $429,990
3. 2026-05-13
   price $399,990
4. 2026-04-17
   price $439,990 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

5. 2026-04-16
   price $439,990
6. 2026-04-13
   price $450,000 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

7. 2026-04-10
   price $450,580 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

8. 2026-03-18
   price $439,000 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

9. 2026-02-19
   listed $452,000 Active 145-char remark

   Show marketing remark (145 chars)

   Move to Verde! This home is a 5 bedroom, 3 bathroom home with quartz countertops, impact windows, stainless steel appliances and so much more. ..

10. 2026-01-16
    listed $450,000 Active

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $3,569 · $297/mo
• Expected delta: +$581/yr (+$48/mo · 19.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,296
• − Mortgage interest: −$24,086
• − Property taxes: −$2,988
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,064
• − Management: −$3,064
• − HOA: −$4,332
• − Depreciation: −$12,509
• Taxable loss: −$13,896
• Est. tax savings @ 24.0%: +$3,335
• After-tax cash flow: $-2,940/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

Price history

-4.4% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $429,990 Zillow
• 2026-05-14 Price Changed $429,990 BEARMLS
• 2026-05-13 Price Changed $399,990 BEARMLS
• 2026-04-17 Price Changed $439,990 Zillow
• 2026-04-16 Price Changed $439,990 BEARMLS
• 2026-04-13 Price Changed $450,000 Zillow
• 2026-04-10 Price Changed $450,580 Zillow
• 2026-03-18 Price Changed $439,000 Zillow
• 2026-02-19 Listed $452,000 Zillow
• 2026-01-16 Listed $450,000 BEARMLS

Property tax history

+1.6%/yr

Latest (2025): $2,988 · +1.6% YoY. Source: county tax records.