44432 Frontier Dr · North Fort Myers, FL 33982

$374,990

4 bd · 3.0 ba · 2,190 sqft · Land · 41 Days on market

Built 2026 6,534 sqft lot $337/mo HOA · 12% 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

Key facts

• Impact glass windows
• New construction
• Covered lanai

Tags

• NEW CONSTRUCTION
• BLOCK CONSTRUCTION
• IMPACT GLASS WINDOWS
• SPRAY FOAM INSULATION
• COVERED LANAI
• TRAY CEILINGS

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fees; Association covers grounds maintenance, pest control, recreation facilities, road maintenance and street lights; Community amenities include basketball court, cabana, playground, pickleball, park, pool, sidewalks and trails; Gated community

Exterior

• Parking: Attached 2-car garage; Driveway parking; Paved parking; Garage door opener
• Security: Gated community; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story home; New construction; Faces south
• Construction: Built with block, concrete, and stucco; Shingle roof
• Exterior features: Security/high-impact doors; Automatic sprinkler system; Patio; Community pool; Boat pier access; Rectangular lot; Lot irrigation from lake; North exposure

Interior

• Kitchen: Dryer; Dishwasher; Electric cooktop; Freezer; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: Includes a great room
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Impact glass windows; Dual sinks; Entrance foyer; Eat-in kitchen; Family/Dining room; Kitchen island; Living/Dining room; Pantry; Cable TV; Walk-in closets
• Laundry & utility: Washer; Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (22.0% below list).
• Recommended offer: $292k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 21 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 $2,923/mo this rent would consume 48% 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 $11k 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 ($364k) is reasonable based on typical stale-listing flexibility.
• 5 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 $292,347 (22.0% 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 22% 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: 0.78% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 10.7

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: -23.0%
• Equity multiple: 0.20×
• Total profit: $-83,804
• Equity at exit: $55,912

10-year hold

• IRR: -14.6%
• Equity multiple: 0.12×
• Total profit: $-92,504
• Equity at exit: $32,422

Cash invested: $104,997 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,923 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$156
• HOA: −$337
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-417

Break-even live

Break-even rent $3,451

Max offer price $301,413

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-310	+0% $-417	+5% $-523	+10% $-629
Rent	-10% $-647	-5% $-532	+0% $-417	+5% $-301	+10% $-186
Rate	-1.0pp $-228	-0.5pp $-321	base $-417	+0.5pp $-514	+1.0pp $-613

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: $93,748
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	23d	1	0.18mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	15d	1	0.28mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	23d	1	0.28mi
16922 Sage Ter Punta Gorda, FL	4.0	2.0	1580	$3,500	$2.22	23d	1	0.42mi
15977 Cranes Marsh Ct Punta Gorda, FL	3.0	3.0	2811	$12,000	$4.27	23d	1	0.81mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	23d	1	0.98mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.06mi
17710 Shade Tree Loop Punta Gorda, FL	4.0	2.0	1764	$3,000	$1.70	23d	1	1.06mi
43041 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1569	$7,500	$4.78	23d	3	1.11mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	23d	1	1.12mi
17339 Palmetto Pass Ln Punta Gorda, FL	3.0	3.0	2464	$5,000	$2.03	23d	1	1.15mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	23d	1	1.16mi
43693 Tree Top Trl Punta Gorda, FL	3.0	3.0	1850	$11,000	$5.95	23d	1	1.19mi
17604 Fallen Branch Way Punta Gorda, FL	4.0	3.0	2027	$2,700	$1.33	23d	1	1.23mi
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	23d	1	1.31mi
15063 Longs Ln Punta Gorda, FL	3.0	3.5	2689	$11,000	$4.09	23d	1	1.40mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	15d	1	1.41mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	23d	1	1.46mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	23d	1	1.47mi
15027 Longs Ln Punta Gorda, FL	3.0	3.0	2799	$11,000	$3.93	23d	1	1.48mi
15919 Leaning Pine Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	23d	1	1.48mi

HOA detail

• Monthly dues: $337 · $4,044/yr

Listing history 26 events

1. 2026-06-22
   days on market $374,990 Active 41 DOM
2. 2026-06-18
   days on market $374,990 Active 38 DOM
3. 2026-06-17
   days on market $374,990 Active 37 DOM
4. 2026-06-16
   days on market $374,990 Active 36 DOM
5. 2026-06-15
   days on market $374,990 Active 35 DOM
6. 2026-06-14
   days on market $374,990 Active 33 DOM
7. 2026-06-13
   days on market $374,990 Active 32 DOM
8. 2026-06-10
   pricedays on market $374,990 Active 30 DOM
9. 2026-06-09
   days on market $375,380 Active 29 DOM
10. 2026-06-08
    days on market $375,380 Active 28 DOM
11. 2026-06-07
    days on market $375,380 Active 27 DOM
12. 2026-06-05
    days on market $375,380 Active 24 DOM
13. 2026-06-03
    days on market $375,380 Active 23 DOM
14. 2026-06-02
    days on market $375,380 Active 22 DOM
15. 2026-06-01
    days on market $375,380 Active 21 DOM
16. 2026-05-31
    days on market $375,380 Active 20 DOM
17. 2026-05-30
    days on market $375,380 Active 19 DOM
18. 2026-05-23
    status Active 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

19. 2026-05-11
    listed $375,380 Active
20. 2026-04-28
    historical 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

21. 2026-04-25
    status Active 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

22. 2026-04-25
    historical 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

23. 2026-04-23
    price $375,380 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

24. 2026-04-23
    status Active 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

25. 2025-10-24
    historical 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

26. 2025-10-22
    listed $367,680 Active 243-char remark

    Show marketing remark (243 chars)

    This home's floorplan features a kitchen, great room and dining combination that makes entertaining a breeze. Spend the morning relaxing with a cup of coffee on your covered lanai. Elegant tray ceilings and walk-in closet in the primary suite.

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,082
• − Mortgage interest: −$21,005
• − Property taxes: −$3,196
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − HOA: −$4,044
• − Depreciation: −$10,909
• Taxable loss: −$11,560
• Est. tax savings @ 24.0%: +$2,774
• After-tax cash flow: $-2,224/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

+2.1% since first listed

9 events — show timeline

• 2026-05-23 Relisted — Zillow
• 2026-05-11 Listed $375,380 FORTMLS
• 2026-04-28 Delisted — Zillow
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-23 Relisted — Zillow
• 2026-04-23 Price Changed $375,380 Zillow
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $367,680 Zillow

Property tax history

-2.2%/yr

Latest (2025): $3,196 · -2.2% YoY. Source: county tax records.