Belmont Plan · Punta Gorda, FL 33982

$279,999

3 bd · 2.0 ba · 1,429 sqft · SingleFamily · 253 Days on market

Excellent condition 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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Appreciation +2.4/10.0

Listing remarks

This new home is laid out on a single level for low maintenance living. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with an attached bathroom and walk-in closet. Down the foyer is the open-concept living area, which includes a fully equipped kitchen, an intimate dining room and family room with patio access. Completing the home is a convenient two-car garage.

Key facts

• Single level
• Patio access
• 2 garage spots

Tags

• SINGLE LEVEL
• OPEN-CONCEPT LIVING AREA
• FULLY EQUIPPED KITCHEN
• PATIO ACCESS

🏗️ New construction. The $279,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,964.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-78 ($-939/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (7.9% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.4% 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: 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); 1621 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); 42% 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).
• This rent runs 43% 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 $9k 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 253 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,399 (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 253 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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $305,964
• List price: $279,999
• Delta: -8.49%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44433 Diamond Trl	1.41mi	3/2.0	1,484 (+4%)	2mo	$315,000	$212	57
15435 Green Acres Ave #2413	1.31mi	2/2.0 (-1)	1,366 (-4%)	1mo	$252,500	$185	52
15465 Green Acres Ave #2522	1.31mi	2/2.0 (-1)	1,355 (-5%)	0mo	$234,999	$173	51
44319 Panther Dr	1.41mi	2/2.0 (-1)	1,515 (+6%)	2mo	$335,000	$221	48
44505 Diamond Trl	1.33mi	3/2.0	1,269 (-11%)	1mo	$328,500	$259	46
44500 Cable Creek Dr	1.18mi	3/2.0	1,269 (-11%)	4mo	$274,995	$217	43
44491 Cable Creek Dr	1.20mi	3/2.0	1,654 (+16%)	1mo	$329,000	$199	40
44425 Cable Creek Dr	1.30mi	3/2.0	1,654 (+16%)	1mo	$329,990	$200	39
44461 Cable Creek Dr	1.24mi	3/2.0	1,654 (+16%)	2mo	$320,000	$193	39
44356 Panther Dr	1.36mi	2/2.0 (-1)	1,601 (+12%)	4mo	$425,000	$265	36
15285 Green Acres Ave #433	1.32mi	2/2.0 (-1)	1,154 (-19%)	1mo	$220,000	$191	34
44493 Diamond Trl	1.35mi	4/2.0 (+1)	1,675 (+17%)	5mo	$304,000	$181	31

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-51,560
• Equity at exit: $45,620

10-year hold

• IRR: -6.7%
• Equity multiple: 0.55×
• Total profit: $-38,713
• Equity at exit: $26,454

Cash invested: $85,670 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $275,298 ($193/sqft)
• Median days on market: 7 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +11.1% above 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: 1621
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,577 medium
• Mortgage (P&I): −$1,605
• Tax est. 1.5%: −$382 /mo · $4,589/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-78

Break-even live

Break-even rent $2,677

Max offer price $294,643

Occupancy floor 98%

Sensitivity live

Price	-10% $133	-5% $27	+0% $-78	+5% $-184	+10% $-290
Rent	-10% $-282	-5% $-180	+0% $-78	+5% $24	+10% $125
Rate	-1.0pp $76	-0.5pp $0	base $-78	+0.5pp $-158	+1.0pp $-238

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: $76,491
• Closing costs: $9,179
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15835 Green Acres Ave #3332 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	10d	1	0.85mi
15835 Green Acres Ave Unit 3328 Punta Gorda, FL	3.0	2.0	1300	$5,800	$4.46	1d	1	0.92mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	10d	1	1.32mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	162d	1	1.32mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	51d	1	1.32mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$4,500	$3.90	10d	1	1.32mi
15375 Green Acres Ave #2221 Punta Gorda, FL	3.0	2.0	1301	$4,500	$3.46	0d	1	1.32mi
15405 Green Acres Ave #2341 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	162d	1	1.32mi
15465 Green Acres Ave #2521 , FL	2.0	2.0	1569	$5,500	$3.51	10d	1	1.32mi
15375 Green Acres Ave #2214 Punta Gorda, FL	2.0	2.0	1120	$1,800	$1.61	51d	1	1.32mi
15405 Green Acres Ave Punta Gorda, FL	3.0	2.0	1301	$1,850	$1.42	10d	1	1.32mi
15405 Green Acres Ave Punta Gorda, FL	3.0	2.0	1301	$1,850	$1.42	15d	1	1.32mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$1,800	$1.61	29d	1	1.32mi
15465 Green Acres Ave #2521 , FL	2.0	2.0	1569	$5,500	$3.51	27d	1	1.32mi
15375 Green Acres Ave Unit 2228 , FL	3.0	2.0	1301	$1,500	$1.15	21d	1	1.32mi
15375 Green Acres Ave #2243 , FL	2.0	2.0	1120	$2,500	$2.23	6d	1	1.32mi
15375 Green Acres Ave Unit 2228 , FL	3.0	2.0	1301	$2,200	$1.69	10d	1	1.32mi
15405 Green Acres Ave #2327 , FL	2.0	2.0	1154	$4,500	$3.90	154d	1	1.32mi
15405 Green Acres Ave Unit 2322 Punta Gorda, FL	2.0	2.0	1150	$4,000	$3.48	0d	1	1.32mi
15285 Green Acres AVE #414 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	162d	1	1.33mi
15285 Green Acres AVE #434 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	10d	1	1.33mi
15285 Green Acres AVE #424 Punta Gorda, FL	2.0	2.0	1180	$6,000	$5.08	21d	1	1.33mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	51d	1	1.39mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	162d	1	1.39mi
15195 Pinehurst Ln Unit 917 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	162d	1	1.43mi
15345 Green Acres Ave Unit 2117 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	162d	1	1.46mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	51d	1	1.46mi
15345 Green Acres Ave #2115 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	10d	1	1.46mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	10d	1	1.46mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	162d	1	1.46mi
15345 Green Acres Ave Unit 2136 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	10d	1	1.46mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	162d	1	1.47mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$2,200	$1.69	10d	1	1.47mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	162d	1	1.47mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$3,000	$2.20	10d	1	1.47mi
15175 Bluffton Ln Unit 724 Punta Gorda, FL	2.0	2.0	1366	$5,000	$3.66	51d	1	1.47mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,850	$4.33	6d	1	1.49mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,850	$4.33	51d	1	1.49mi
15285 Green Acres Ave Unit 425 Punta Gorda, FL	2.0	2.0	1120	$4,950	$4.42	162d	1	1.49mi
15155 Bluffton Ln #524 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	6d	1	1.49mi

Property features AI

Finance

• Other: Address: Punta Gorda, FL 33982
• Financial info: List price $290,999

Exterior

• Parking: 2 parking spaces (including 2 garage spaces)
• Home design: Belmont planNew construction plan
• Construction: New construction (2026 listing)Plan-built home
• Exterior features: Living area of 1,429

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

Listing history 50 events

1. 2026-11-08
   days on market $279,999 Active 253 DOM
2. 2026-11-07
   days on market $279,999 Active 252 DOM
3. 2026-11-06
   days on market $279,999 Active 251 DOM
4. 2026-11-05
   days on market $279,999 Active 250 DOM
5. 2026-11-04
   days on market $279,999 Active 249 DOM
6. 2026-11-02
   days on market $279,999 Active 247 DOM
7. 2026-11-01
   days on market $279,999 Active 246 DOM
8. 2026-10-31
   days on market $279,999 Active 245 DOM
9. 2026-10-29
   days on market $279,999 Active 243 DOM
10. 2026-10-28
    days on market $279,999 Active 242 DOM
11. 2026-10-27
    days on market $279,999 Active 241 DOM
12. 2026-10-26
    days on market $279,999 Active 240 DOM
13. 2026-10-25
    days on market $279,999 Active 239 DOM
14. 2026-10-24
    days on market $279,999 Active 238 DOM
15. 2026-10-23
    days on market $279,999 Active 237 DOM
16. 2026-10-22
    days on market $279,999 Active 236 DOM
17. 2026-10-21
    days on market $279,999 Active 235 DOM
18. 2026-10-20
    days on market $279,999 Active 234 DOM
19. 2026-10-19
    days on market $279,999 Active 233 DOM
20. 2026-10-18
    days on market $279,999 Active 232 DOM
21. 2026-10-17
    days on market $279,999 Active 231 DOM
22. 2026-10-16
    days on market $279,999 Active 230 DOM
23. 2026-10-15
    days on market $279,999 Active 229 DOM
24. 2026-10-14
    days on market $279,999 Active 228 DOM
25. 2026-10-13
    days on market $279,999 Active 227 DOM
26. 2026-10-12
    days on market $279,999 Active 226 DOM
27. 2026-10-11
    days on market $279,999 Active 225 DOM
28. 2026-10-10
    days on market $279,999 Active 224 DOM
29. 2026-10-09
    days on market $279,999 Active 223 DOM
30. 2026-10-08
    days on market $279,999 Active 222 DOM
31. 2026-10-07
    days on market $279,999 Active 221 DOM
32. 2026-10-06
    days on market $279,999 Active 220 DOM
33. 2026-10-05
    days on market $279,999 Active 219 DOM
34. 2026-10-04
    days on market $279,999 Active 218 DOM
35. 2026-10-03
    days on market $279,999 Active 217 DOM
36. 2026-10-02
    days on market $279,999 Active 216 DOM
37. 2026-10-01
    days on market $279,999 Active 215 DOM
38. 2026-09-30
    days on market $279,999 Active 214 DOM
39. 2026-09-29
    days on market $279,999 Active 213 DOM
40. 2026-09-28
    days on market $279,999 Active 212 DOM
41. 2026-09-27
    days on market $279,999 Active 211 DOM
42. 2026-09-26
    days on market $279,999 Active 210 DOM
43. 2026-09-25
    days on market $279,999 Active 209 DOM
44. 2026-09-24
    days on market $279,999 Active 208 DOM
45. 2026-09-24
    days on market $279,999 Active 207 DOM
46. 2026-09-22
    days on market $279,999 Active 206 DOM
47. 2026-09-21
    days on market $279,999 Active 205 DOM
48. 2026-09-20
    days on market $279,999 Active 204 DOM
49. 2026-09-19
    days on market $279,999 Active 203 DOM
50. 2026-09-17
    days on market $279,999 Active 201 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: $30,930
• − Mortgage interest: −$17,139
• − Property taxes: −$4,589
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$8,901
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $544/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 home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Upgrading the flooring in the bathrooms — Enhances the overall aesthetic 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%
• 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

• Other: Address: Punta Gorda, FL 33982
• Financial info: List price $290,999

Exterior

• Parking: 2 parking spaces (including 2 garage spaces)
• Home design: Belmont planNew construction plan
• Construction: New construction (2026 listing)Plan-built home
• Exterior features: Living area of 1,429

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area