Venice Plan · Punta Gorda, FL 33955

$374,900

4 bd · 3.0 ba · 2,675 sqft · SingleFamily · 138 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Listed 138 days

Tags

• LUXURIOUS ONE-STORY HOME
• ABUNDANT SPACE IN GREAT ROOM

Property features AI

Finance

• Financial info: Listing price $379,900

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Plan named Venice; New construction plan
• Exterior features: Address: 25584 Calusa Dr, Punta Gorda FL 33955

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Living area of 2675

🏗️ New construction. The $374,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $652,700.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (13.8% below list).
• Recommended offer: $323k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; Watch: cost of living D+, amenities D-, 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: 1481 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,233/mo this rent would consume 50% of the median local household income ($77k/yr) (locally 226% 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 $5k of loan paydown is wiped out by about $20k 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 138 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $323,333 (13.8% 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 138 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.50% ✗
• Cap rate: 2.70%
• Cash-on-cash: -12.85%
• DSCR: 0.43
• GRM: 16.8

CMA / ARV

• ARV (on-the-fly): $652,700
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25521 Calusa Dr	0.06mi	4/3.0	2,677 (+0%)	23mo	$583,983	$218	78
25204 Calusa Dr	0.15mi	4/3.0	2,471 (-8%)	9mo	$462,600	$187	72
15052 River Birch Ct	0.48mi	4/3.0	2,811 (+5%)	1mo	$960,000	$342	68
25123 Calusa Dr	0.04mi	4/3.0	2,286 (-14%)	22mo	$504,130	$221	55
25027 Redwood Ct	0.44mi	4/3.0	2,395 (-10%)	14mo	$585,000	$244	51
25052 Redwood Ct	0.39mi	3/2.5 (-1)	2,395 (-10%)	16mo	$634,000	$265	44
15478 Hackberry Ct	0.47mi	3/2.5 (-1)	2,395 (-10%)	12mo	$579,000	$242	44
25076 Redwood Ct	0.42mi	3/2.5 (-1)	2,395 (-10%)	17mo	$680,000	$284	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -40.2%
• Equity multiple: -0.26×
• Total profit: $-230,316
• Equity at exit: $97,320

10-year hold

• IRR: -64.6%
• Equity multiple: -0.97×
• Total profit: $-360,799
• Equity at exit: $56,434

Cash invested: $182,756 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,233 medium
• Mortgage (P&I): −$3,423
• Tax est. 1.5%: −$816 /mo · $9,790/yr
• Insurance: −$272
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-1,956

Break-even live

Break-even rent $5,710

Max offer price $369,616

Occupancy floor —

Sensitivity live

Price	-10% $-1,505	-5% $-1,731	+0% $-1,956	+5% $-2,182	+10% $-2,407
Rent	-10% $-2,212	-5% $-2,084	+0% $-1,956	+5% $-1,829	+10% $-1,701
Rate	-1.0pp $-1,628	-0.5pp $-1,790	base $-1,956	+0.5pp $-2,125	+1.0pp $-2,298

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: $163,175
• Closing costs: $19,581
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	22d	1	0.66mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.76mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	22d	1	0.76mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	0.81mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	22d	1	0.86mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	22d	1	0.94mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	22d	1	1.01mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	22d	1	1.02mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	14d	1	1.13mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	22d	1	1.26mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	14d	1	1.27mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	22d	1	1.28mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	22d	1	1.30mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	22d	1	1.31mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	22d	1	1.39mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	22d	1	1.47mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   price $374,900 Active 138 DOM
2. 2026-06-18
   days on market $377,400 Active 138 DOM
3. 2026-06-17
   days on market $377,400 Active 137 DOM
4. 2026-06-16
   days on market $377,400 Active 136 DOM
5. 2026-06-15
   days on market $377,400 Active 135 DOM
6. 2026-06-14
   pricedays on market $377,400 Active 133 DOM
7. 2026-06-13
   pricedays on market $383,700 Active 132 DOM
8. 2026-06-10
   days on market $379,900 Active 130 DOM
9. 2026-06-09
   days on market $379,900 Active 129 DOM
10. 2026-06-08
    days on market $379,900 Active 128 DOM
11. 2026-06-05
    days on market $379,900 Active 124 DOM
12. 2026-06-02
    days on market $379,900 Active 122 DOM
13. 2026-06-01
    days on market $379,900 Active 121 DOM
14. 2026-05-31
    days on market $379,900 Active 120 DOM
15. 2026-05-30
    days on market $379,900 Active 119 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: $38,800
• − Mortgage interest: −$36,561
• − Property taxes: −$9,790
• − Insurance: −$3,264
• − Repairs & maintenance: −$3,104
• − Management: −$3,104
• − Depreciation: −$18,988
• Taxable loss: −$36,011
• Est. tax savings @ 24.0%: +$8,643
• After-tax cash flow: $-14,833/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 — Punta Gorda

• Score: 76/100
• State rank: #225
• US rank: #3567

Category grades

Amenities D- Commute F Cost of living D+ Crime A+ Employment B- Housing B 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: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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