Miramar Plan · Punta Gorda, FL 33950

$399,999

4 bd · 3.0 ba · 1,867 sqft · Townhouse · 761 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
• Cash flow +5.9/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Listed 761 days

Property features AI

Finance

• Financial info: List price $399,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Miramar plan (new construction plan)
• Exterior features: Living area approximately 1,867

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan-model home)

🏗️ New construction. The $399,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $659,051.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.0% vs local median 2.8% in Punta Gorda — 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 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: Rents soft (-0.1%/yr); 999 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); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $4,139/mo this rent would consume 65% of the median local household income ($76k/yr) (locally 608% 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 761 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $351,999 (12.0% 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 761 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.63% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $659,051
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Sea Haven Dr #508	0.04mi	4/3.0	1,912 (+2%)	6mo	$755,000	$395	89
1620 Sea Haven Dr #403	0.03mi	4/3.0	1,867 (0%)	14mo	$420,000	$225	87
1623 Sea Haven Dr #305	0.03mi	4/3.0	1,867 (0%)	16mo	$735,000	$394	85
1623 Sea Haven Dr #308	0.03mi	4/3.0	1,912 (+2%)	13mo	$675,000	$353	84
1750 Jamaica Way #132	0.26mi	3/2.0 (-1)	1,916 (+3%)	16mo	$425,000	$222	61

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -34.4%
• Equity multiple: -0.09×
• Total profit: $-200,670
• Equity at exit: $98,267

10-year hold

• IRR: -66.5%
• Equity multiple: -0.77×
• Total profit: $-326,707
• Equity at exit: $56,983

Cash invested: $184,534 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,139 high
• Mortgage (P&I): −$3,456
• Tax est. 1.5%: −$824 /mo · $9,886/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $-1,284

Break-even live

Break-even rent $5,765

Max offer price $473,190

Occupancy floor —

Sensitivity live

Price	-10% $-829	-5% $-1,057	+0% $-1,284	+5% $-1,512	+10% $-1,740
Rent	-10% $-1,611	-5% $-1,448	+0% $-1,284	+5% $-1,121	+10% $-957
Rate	-1.0pp $-953	-0.5pp $-1,117	base $-1,284	+0.5pp $-1,455	+1.0pp $-1,629

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: $164,763
• Closing costs: $19,772
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
276 Lewis Cir #112 Punta Gorda, FL	3.0	2.5	2564	$3,300	$1.29	22d	1	0.09mi
290 Lewis Cir #131 Punta Gorda, FL	3.0	2.0	1872	$5,500	$2.94	22d	1	0.10mi
1500 Park Beach Cir Punta Gorda, FL	2.0–4.0	2.0	1494	$5,500	$3.68	14d	2	0.14mi
215 Lewis Cir #111 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	22d	1	0.15mi
219 Lewis Cir #112 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	22d	1	0.15mi
1477 Park Beach Cir Punta Gorda, FL	2.0–3.0	2.0–3.0	1767	$4,750	$2.69	14d	2	0.17mi
470 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	2213	$5,000	$2.26	22d	1	0.27mi
501 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	1830	$2,850	$1.56	14d	1	0.31mi
450 Sorrento Ct Punta Gorda, FL	3.0	2.0	1977	$7,500	$3.79	14d	1	0.46mi
2211 Bayview Rd Punta Gorda, FL	3.0	2.0	1910	$12,000	$6.28	22d	1	0.46mi
191 Casa Ln Punta Gorda, FL	3.0	2.0	1629	$2,750	$1.69	14d	1	0.47mi
149 Crescent Dr Unit 1 Punta Gorda, FL	3.0	2.0	1900	$4,500	$2.37	22d	1	0.56mi
1001 Mineo Dr Punta Gorda, FL	3.0	2.0	1850	$4,500	$2.43	22d	1	0.63mi
732 Santa Margerita Ln Punta Gorda, FL	3.0	2.0	2017	$3,000	$1.49	22d	1	0.67mi
945 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	2085	$5,500	$2.64	22d	1	0.79mi
2521 W Marion Ave #311 Punta Gorda, FL	3.0	2.5	2004	$3,300	$1.65	14d	1	0.82mi
2060 Via Seville Punta Gorda, FL	3.0	2.0	1855	$6,500	$3.50	22d	1	0.86mi
2500 Rio Lisbo Ct Punta Gorda, FL	3.0	2.0	1982	$3,000	$1.51	22d	1	0.89mi
1980 Aqui Esta Dr Punta Gorda, FL	3.0	2.0	1862	$2,850	$1.53	22d	1	0.99mi
2572 Brazilia Ct #2 Punta Gorda, FL	3.0	2.0	2265	$6,950	$3.07	14d	1	1.05mi
2572 Brazilia Ct Punta Gorda, FL	3.0	2.0	2265	$6,950	$3.07	22d	1	1.05mi
2736 Magdalina Dr Punta Gorda, FL	3.0	2.0	2004	$5,000	$2.50	22d	1	1.05mi
2429 Aqui Esta Dr Punta Gorda, FL	3.0	2.0	1317	$2,995	$2.27	22d	1	1.10mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	22d	1	1.10mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	14d	1	1.10mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	22d	1	1.11mi
85 Vivante Blvd Punta Gorda, FL	3.0	3.0	2338	$3,050	$1.30	22d	2	1.12mi
2002 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	1517	$2,700	$1.78	22d	1	1.15mi
87 Vivante Blvd Punta Gorda, FL	3.0	3.0	2338	$2,849	$1.22	14d	1	1.15mi
2000 Bal Harbor Blvd #9112 Punta Gorda, FL	3.0	2.0	1517	$1,900	$1.25	14d	1	1.16mi
89 Vivante Blvd #402 Punta Gorda, FL	3.0	3.0	2338	$2,700	$1.15	22d	1	1.18mi
89 Vivante Blvd #203 Punta Gorda, FL	3.0	3.0	2338	$2,650	$1.13	22d	1	1.18mi
94 Vivante Blvd Unit 302/9432 Punta Gorda, FL	3.0	2.0	1915	$3,000	$1.57	22d	1	1.19mi
96 Vivante Blvd #210 Punta Gorda, FL	3.0	2.0	1915	$2,500	$1.31	22d	1	1.20mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	22d	1	1.22mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	22d	1	1.23mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	14d	1	1.23mi
2811 Poinciana Ct Punta Gorda, FL	3.0	2.0	2154	$2,300	$1.07	14d	1	1.26mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	22d	3	1.29mi
3252 Antigua Dr Punta Gorda, FL	3.0	2.0	2275	$10,000	$4.40	14d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $399,999 Active 761 DOM
2. 2026-06-17
   days on market $399,999 Active 760 DOM
3. 2026-06-16
   days on market $399,999 Active 759 DOM
4. 2026-06-15
   days on market $399,999 Active 758 DOM
5. 2026-06-14
   days on market $399,999 Active 756 DOM
6. 2026-06-13
   days on market $399,999 Active 755 DOM
7. 2026-06-10
   days on market $399,999 Active 753 DOM
8. 2026-06-09
   days on market $399,999 Active 752 DOM
9. 2026-06-08
   days on market $399,999 Active 751 DOM
10. 2026-06-05
    days on market $399,999 Active 747 DOM
11. 2026-06-02
    days on market $399,999 Active 745 DOM
12. 2026-06-01
    days on market $399,999 Active 744 DOM
13. 2026-05-31
    days on market $399,999 Active 743 DOM
14. 2026-05-30
    days on market $399,999 Active 742 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: $49,673
• − Mortgage interest: −$36,917
• − Property taxes: −$9,886
• − Insurance: −$3,295
• − Repairs & maintenance: −$3,974
• − Management: −$3,974
• − Depreciation: −$19,172
• Taxable loss: −$27,546
• Est. tax savings @ 24.0%: +$6,611
• After-tax cash flow: $-8,802/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

• Census place: Punta Gorda, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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