15882 Mulrion Blvd · North Fort Myers, FL 33982

$346,163

3 bd · 2.0 ba · 1,676 sqft · SingleFamily · 215 Days on market

Built 2025 Est $349k · at est.

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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 +9.0/30.0
• ARV discount +7.8/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Welcome home to the Cypress, a three-bedroom plus a study, two baths, 2-car garage home design with 1,676 sq ft. . of living area. This remarkable new William Ryan Homes design is available in the popular community of The Sanctuary at Babcock Ranch. Included in the open floor plan are a spacious family room, cafe-style dining space, and a well-designed kitchen. The hardworking island and an oversized pantry ensure the proper space for both meal prep and ample storage. The large family room overlooks the covered lanai where you can grill for the family or for guests. Add the sliding glass door option and you can expand the living space to include entertaining out of doors. The owner's suite

Key facts

• Open floor plan
• Dedicated work space
• Covered lanai

Tags

• OPEN FLOOR PLAN
• WELL-DESIGNED KITCHEN
• OVERSIZED PANTRY
• COVERED LANAI
• DEDICATED WORK SPACE
• TRIPLE-SLIDING GLASS DOORS

Property features AI

Finance

• Other: Address: 15882 Mulrion Blvd, Punta Gorda FL 33982; Listing status: Active; Last modified: 2026-05-21
• Financial info: List price $346,163
• HOA & community:

Exterior

• Parking: 2 covered/garage parking spaces (2 total)
• Security:
• Utilities:
• Home design: Single-family home
• Construction:
• Exterior features: Living area of 1676

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling:
• Interior features: Spec-built Cypress plan
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (22.4% below list).
• Recommended offer: $269k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $10k 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 215 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $268,596 (22.4% 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 215 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $348,608
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15987 Mulrion Blvd	0.16mi	3/2.0	1,679 (+0%)	8mo	$390,000	$232	86
44256 Panther Dr	0.53mi	3/2.0	1,805 (+8%)	3mo	$375,000	$208	60
44379 Frontier Dr	0.68mi	3/2.0	1,654 (-1%)	8mo	$324,580	$196	60
44303 Panther Dr	0.47mi	2/2.0 (-1)	1,515 (-10%)	4mo	$372,500	$246	54
44488 Cable Creek Dr	0.57mi	4/2.0 (+1)	1,687 (+1%)	18mo	$316,980	$188	52
44308 Panther Dr	0.50mi	3/2.0	1,602 (-4%)	21mo	$455,854	$285	51
44315 Panther Dr	0.47mi	2/2.0 (-1)	1,802 (+8%)	14mo	$370,000	$205	49
16035 Mulrion Blvd	0.24mi	4/3.0 (+1)	1,895 (+13%)	16mo	$470,000	$248	45
44391 Frontier Dr	0.68mi	4/2.0 (+1)	1,908 (+14%)	3mo	$342,000	$179	38

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-70,183
• Equity at exit: $51,614

10-year hold

• IRR: -11.5%
• Equity multiple: 0.28×
• Total profit: $-70,154
• Equity at exit: $29,930

Cash invested: $96,926 (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: 1037
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,686 medium
• Mortgage (P&I): −$1,815
• Tax est. 1.5%: −$433 /mo · $5,192/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-270

Break-even live

Break-even rent $3,028

Max offer price $307,043

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-151	+0% $-270	+5% $-390	+10% $-510
Rent	-10% $-483	-5% $-376	+0% $-270	+5% $-164	+10% $-58
Rate	-1.0pp $-96	-0.5pp $-182	base $-270	+0.5pp $-360	+1.0pp $-451

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: $86,541
• Closing costs: $10,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$4,500	$4.02	14d	1	0.31mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	21d	1	0.31mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	14d	1	0.31mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	0.31mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	21d	1	0.31mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	0.39mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.39mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	0.40mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	0.40mi
15285 Green Acres AVE #415 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	21d	1	0.42mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	14d	1	0.43mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	21d	1	0.43mi
15275 Green Acres Ave #335 Punta Gorda, FL	2.0	2.0	1120	$4,000	$3.57	21d	1	0.49mi
15275 Green Acres Ave #323 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	21d	1	0.49mi
15275 Green Acres Ave #344 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	0.49mi
15275 Green Acres Ave #324 Punta Gorda, FL	2.0	2.0	1120	$1,600	$1.43	21d	1	0.49mi
15275 Green Acres Ave #337 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	21d	1	0.49mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	0.49mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	0.53mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,000	$3.19	21d	1	0.53mi
15265 Green Acres Ave Unit 228 Punta Gorda, FL	2.0	2.0	1569	$5,500	$3.51	14d	1	0.53mi
44489 Panther Dr Punta Gorda, FL	2.0	2.0	1985	$10,000	$5.04	14d	1	0.54mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	21d	1	0.59mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	14d	1	0.59mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	21d	1	0.73mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	14d	1	0.74mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	21d	1	0.75mi
15195 Pinehurst Ln Unit 925 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.75mi
43866 Blue Heron Ln Punta Gorda, FL	2.0	2.0	1516	$2,200	$1.45	21d	1	0.76mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	21d	1	0.77mi
15951 Grassland Ln #3821 Punta Gorda, FL	2.0	2.0	2110	$8,800	$4.17	21d	1	0.84mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	14d	1	0.85mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	21d	1	0.85mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	21d	1	0.85mi
15175 Pinehurst Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	21d	1	0.85mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	0.86mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	21d	1	0.86mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	0.86mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	21d	1	0.89mi
15158 Bluffton Ln #2022 Punta Gorda, FL	3.0	2.0	2200	$7,000	$3.18	21d	1	0.90mi

Listing history 14 events

1. 2026-06-18
   days on market $346,163 Active 215 DOM
2. 2026-06-17
   days on market $346,163 Active 214 DOM
3. 2026-06-16
   days on market $346,163 Active 213 DOM
4. 2026-06-15
   days on market $346,163 Active 212 DOM
5. 2026-06-14
   days on market $346,163 Active 210 DOM
6. 2026-06-13
   days on market $346,163 Active 209 DOM
7. 2026-06-10
   days on market $346,163 Active 207 DOM
8. 2026-06-09
   days on market $346,163 Active 206 DOM
9. 2026-06-08
   days on market $346,163 Active 205 DOM
10. 2026-06-05
    days on market $346,163 Active 201 DOM
11. 2026-06-02
    days on market $346,163 Active 199 DOM
12. 2026-06-01
    days on market $346,163 Active 198 DOM
13. 2026-05-31
    days on market $346,163 Active 197 DOM
14. 2026-05-30
    days on market $346,163 Active 196 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: $32,232
• − Mortgage interest: −$19,391
• − Property taxes: −$5,192
• − Insurance: −$1,731
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$10,070
• Taxable loss: −$9,309
• Est. tax savings @ 24.0%: +$2,234
• After-tax cash flow: $-1,010/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