CLIFTON Plan · Punta Gorda, FL 33955

$342,990

3 bd · 2.0 ba · 1,816 sqft · SingleFamily · 254 Days on market

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Clifton is one of our most sought-after one-story home designs at Coral Lakes in Punta Gorda, FL. The Clifton is a one-story single-family home with two bedrooms, a den, two bathrooms, and an attached two-car garage. This 1,816 square foot home features a long foyer with a bedrooms and den on the side and leads to an inviting open-concept kitchen, great room, and dining area. A set of sliding glass doors allows ample lighting into the living area and lead out to a paved, covered lanai. The well-appointed kitchen has a convenient, walk-in corner pantry and provides ample cabinet and counter space with granite countertops, stainless steel appliances, and 42" upper cabinets with under

Key facts

• Open-concept kitchen
• Paved covered lanai
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• PAVED COVERED LANAI
• WALK-IN CORNER PANTRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UNDER CABINET LIGHTING

Property features AI

Finance

• Other: New construction inventory: Plan; Listing status: Active
• Financial info: List price $342,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan named CLIFTON; Located in Punta Gorda, FL

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living space (approx. 1,816 living area)

🏗️ New construction. The $342,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,352.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $343k).
• Recommended offer: $302k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 1481 active listings in the ZIP; 3 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 $4,775/mo this rent would consume 74% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $301,831 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $312,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26200 Sacred Lotus Ln	0.11mi	3/2.0	1,614 (-11%)	1mo	$277,500	$172	76

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $52,244
• Equity at exit: $46,573

10-year hold

• IRR: 23.6%
• Equity multiple: 3.04×
• Total profit: $178,140
• Equity at exit: $27,006

Cash invested: $87,459 (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: 6.0×

Monthly cashflow live

• Estimated rent: $4,775 medium
• Mortgage (P&I): −$1,638
• Tax est. 1.5%: −$390 /mo · $4,685/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $1,614

Break-even live

Break-even rent $2,732

Max offer price $312,352

Occupancy floor 61%

Sensitivity live

Price	-10% $1,830	-5% $1,722	+0% $1,614	+5% $1,506	+10% $1,398
Rent	-10% $1,237	-5% $1,425	+0% $1,614	+5% $1,802	+10% $1,991
Rate	-1.0pp $1,771	-0.5pp $1,693	base $1,614	+0.5pp $1,533	+1.0pp $1,451

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: $78,088
• Closing costs: $9,371
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	14d	1	0.75mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	22d	1	1.47mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $342,990 Active 254 DOM
2. 2026-06-17
   days on market $342,990 Active 253 DOM
3. 2026-06-16
   days on market $342,990 Active 252 DOM
4. 2026-06-15
   days on market $342,990 Active 251 DOM
5. 2026-06-14
   days on market $342,990 Active 249 DOM
6. 2026-06-13
   days on market $342,990 Active 248 DOM
7. 2026-06-10
   days on market $342,990 Active 246 DOM
8. 2026-06-09
   days on market $342,990 Active 245 DOM
9. 2026-06-08
   days on market $342,990 Active 244 DOM
10. 2026-06-05
    days on market $342,990 Active 240 DOM
11. 2026-06-02
    days on market $342,990 Active 238 DOM
12. 2026-06-01
    days on market $342,990 Active 237 DOM
13. 2026-05-31
    days on market $342,990 Active 236 DOM
14. 2026-05-30
    days on market $342,990 Active 235 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: $57,303
• − Mortgage interest: −$17,497
• − Property taxes: −$4,685
• − Insurance: −$1,562
• − Repairs & maintenance: −$4,584
• − Management: −$4,584
• − Depreciation: −$9,087
• Taxable income: $15,304
• Est. tax owed @ 24.0%: −$3,673
• After-tax cash flow: $15,693/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