Edison Plan · Punta Gorda, FL 33982

$355,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 173 Days on market

Excellent condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

🏗️ New construction. The $355,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $445,318.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $356k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-738 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (16.8% below list).
• Recommended offer: $296k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Punta Gorda — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B; 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.
• 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); 1264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,961/mo this rent would consume 49% of the median local household income ($72k/yr) (locally 42% 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 173 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,110 (16.8% 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 173 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.66% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (median comp): $445,318
• List price: $355,999
• Delta: -20.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14991 Bluewater Rd	0.32mi	4/3.0 (-1)	2,032 (-4%)	5mo	$445,000	$219	67
15023 Bluewater Rd	0.29mi	4/3.0 (-1)	2,032 (-4%)	8mo	$467,000	$230	67
14911 Bluewater Rd	0.41mi	4/3.0 (-1)	2,032 (-4%)	2mo	$375,000	$185	65
44020 Bellamy Pl	0.31mi	4/3.0 (-1)	2,032 (-4%)	8mo	$430,000	$212	65
44461 Webbs Reserve Blvd	0.38mi	4/2.0 (-1)	2,246 (+6%)	4mo	$650,000	$289	61
14999 Jadestone Dr	0.37mi	4/3.0 (-1)	2,032 (-4%)	11mo	$370,000	$182	60
14879 Bluewater Rd	0.45mi	4/3.0 (-1)	1,933 (-8%)	2mo	$360,000	$186	56
14863 Bluewater Rd	0.47mi	4/3.0 (-1)	1,933 (-8%)	2mo	$430,000	$222	55
15931 Sugar Hill Dr	0.69mi	4/2.0 (-1)	2,246 (+6%)	8mo	$383,000	$171	44
43406 Boardwalk Loop	0.72mi	4/3.0 (-1)	2,245 (+6%)	11mo	$655,000	$292	40
15853 Elina Sky Dr	0.61mi	4/3.5 (-1)	2,320 (+10%)	10mo	$439,215	$189	37
15918 Mulrion Blvd	0.66mi	4/3.5 (-1)	2,320 (+10%)	11mo	$410,145	$177	34

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: -27.4%
• Equity multiple: 0.07×
• Total profit: $-115,730
• Equity at exit: $66,398

10-year hold

• IRR: -21.9%
• Equity multiple: -0.18×
• Total profit: $-146,842
• Equity at exit: $38,503

Cash invested: $124,689 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 4 under contract
• Months of supply: 20.6 mo (5%/mo absorbed)
• Median asking: $459,552 ($198/sqft)
• Median days on market: 56 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +6.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1264
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,961 medium
• Mortgage (P&I): −$2,335
• Tax est. 1.5%: −$557 /mo · $6,680/yr
• Insurance: −$186
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-738

Break-even live

Break-even rent $3,896

Max offer price $338,496

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-584	+0% $-738	+5% $-892	+10% $-1,046
Rent	-10% $-972	-5% $-855	+0% $-738	+5% $-621	+10% $-504
Rate	-1.0pp $-514	-0.5pp $-625	base $-738	+0.5pp $-854	+1.0pp $-971

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: $111,330
• Closing costs: $13,360
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,395	$1.43	70d	1	1.10mi
44229 Saddlewood Ct Punta Gorda, FL	4.0	2.0	1675	$2,350	$1.40	62d	1	1.10mi
16397 Preservation Blvd Punta Gorda, FL	4.0	3.5	2353	$2,800	$1.19	70d	1	1.43mi

Property features AI

Finance

• Financial info: Listing is active

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family new construction, Edison plan
• Construction: Built as part of 2026 inventory (new construction)
• Exterior features: Address: Punta Gorda, FL (15330 Jadestone Dr)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area of 2112New construction (Edison plan)

Listing history 49 events

1. 2026-08-08
   days on market $355,999 Active 173 DOM
2. 2026-08-07
   days on market $355,999 Active 172 DOM
3. 2026-08-06
   days on market $355,999 Active 171 DOM
4. 2026-08-05
   days on market $355,999 Active 170 DOM
5. 2026-08-04
   days on market $355,999 Active 169 DOM
6. 2026-08-03
   days on market $355,999 Active 168 DOM
7. 2026-08-01
   days on market $355,999 Active 165 DOM
8. 2026-07-29
   days on market $355,999 Active 163 DOM
9. 2026-07-27
   days on market $355,999 Active 161 DOM
10. 2026-07-24
    days on market $355,999 Active 158 DOM
11. 2026-07-23
    days on market $355,999 Active 157 DOM
12. 2026-07-22
    days on market $355,999 Active 156 DOM
13. 2026-07-21
    days on market $355,999 Active 155 DOM
14. 2026-07-18
    days on market $355,999 Active 152 DOM
15. 2026-07-16
    days on market $355,999 Active 150 DOM
16. 2026-07-16
    days on market $355,999 Active 149 DOM
17. 2026-07-14
    days on market $355,999 Active 148 DOM
18. 2026-07-13
    days on market $355,999 Active 147 DOM
19. 2026-07-12
    days on market $355,999 Active 146 DOM
20. 2026-07-09
    days on market $355,999 Active 143 DOM
21. 2026-07-08
    days on market $355,999 Active 142 DOM
22. 2026-07-07
    days on market $355,999 Active 141 DOM
23. 2026-07-06
    days on market $355,999 Active 140 DOM
24. 2026-07-06
    days on market $355,999 Active 139 DOM
25. 2026-07-04
    days on market $355,999 Active 138 DOM
26. 2026-07-03
    days on market $355,999 Active 137 DOM
27. 2026-07-02
    days on market $355,999 Active 136 DOM
28. 2026-07-01
    days on market $355,999 Active 135 DOM
29. 2026-06-30
    days on market $355,999 Active 134 DOM
30. 2026-06-29
    days on market $355,999 Active 133 DOM
31. 2026-06-28
    days on market $355,999 Active 132 DOM
32. 2026-06-28
    days on market $355,999 Active 131 DOM
33. 2026-06-27
    days on market $355,999 Active 130 DOM
34. 2026-06-23
    days on market $355,999 Active 126 DOM
35. 2026-06-22
    days on market $355,999 Active 125 DOM
36. 2026-06-18
    days on market $355,999 Active 122 DOM
37. 2026-06-17
    days on market $355,999 Active 121 DOM
38. 2026-06-16
    days on market $355,999 Active 120 DOM
39. 2026-06-15
    days on market $355,999 Active 119 DOM
40. 2026-06-14
    days on market $355,999 Active 117 DOM
41. 2026-06-13
    days on market $355,999 Active 116 DOM
42. 2026-06-10
    days on market $355,999 Active 114 DOM
43. 2026-06-09
    days on market $355,999 Active 113 DOM
44. 2026-06-08
    days on market $355,999 Active 112 DOM
45. 2026-06-05
    days on market $355,999 Active 108 DOM
46. 2026-06-02
    days on market $355,999 Active 106 DOM
47. 2026-06-01
    days on market $355,999 Active 105 DOM
48. 2026-05-31
    days on market $355,999 Active 104 DOM
49. 2026-05-30
    days on market $355,999 Active 103 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: $35,533
• − Mortgage interest: −$24,945
• − Property taxes: −$6,680
• − Insurance: −$2,227
• − Repairs & maintenance: −$2,843
• − Management: −$2,843
• − Depreciation: −$12,955
• Taxable loss: −$16,958
• Est. tax savings @ 24.0%: +$4,070
• After-tax cash flow: $-4,789/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with no visible repairs needed. It offers a great layout and is move-in ready.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look more appealing ↑
• Both Lighting — Modern lighting can improve the home's ambiance and value ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 42% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listing is active

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family new construction, Edison plan
• Construction: Built as part of 2026 inventory (new construction)
• Exterior features: Address: Punta Gorda, FL (15330 Jadestone Dr)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open plan living area of 2112New construction (Edison plan)