122 Valdiva St · Harbour Heights, FL 33983

$280,000

3 bd · 2.0 ba · 2,260 sqft · SingleFamily public records · 82 Days on market

Built 2001 9,599 sqft lot Est $427k · 34% under $16/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +10.4/30.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

True 4 bedroom home with greenbelt view in the deed restricted community of Deep Creek has plenty of room for family and friends with over 2,000 square feet of living space living and dining, eat in kitchen, and family room. Home offers soaring vaulted ceilings, plant shelves, color accent walls, and open and split floor plan. Eat in kitchen boasts lots of counter space, breakfast bar, pantry, breakfast nook, and opens to the spacious family room. Master suite has 2 walk in closets and en suite bath with garden tub, stall shower and dual vanities. Other features include dedicated laundry room with washer & dryer, newer hot water heater, double door front entry, and all bedrooms with walk in closets. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick access to Interstate 75. Home perfect for family and entertaining.

Key facts

• Ample counter space
• Split floor plan
• Two walk-in closets

Tags

• SOARING VAULTED CEILINGS
• SPLIT FLOOR PLAN
• AMPLE COUNTER SPACE
• BREAKFAST BAR
• TWO WALK-IN CLOSETS
• GARDEN TUB

Property features AI

Finance

• HOA & community: HOA: Deep Creek Section 20 POA; HOA required; $200 annually (approximately $16.67/month); Community features include deed restrictions and golf access; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One story; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot of approximately 0.22 acres
• Exterior features: Patio; Screened patio; French doors; Sliding doors; Exterior lighting; Greenbelt lot; Paved lot/driveway

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Vaulted ceilings; Walk-in closets; Skylight(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (12.1% below list).
• Recommended offer: $246k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% 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 $8k 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 82 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $55k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $280k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,137 (12.1% 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 82 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $427,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26180 Deep Creek Blvd	0.16mi	3/2.0	2,372 (+5%)	8mo	$420,000	$177	78
226 Corumba St	0.22mi	3/2.0	1,982 (-12%)	1mo	$389,000	$196	69
234 Antofagasta St	0.33mi	3/2.5	2,348 (+4%)	10mo	$399,900	$170	67
263 San Cristobal Ave	0.43mi	3/2.0	2,381 (+5%)	8mo	$417,500	$175	64
566 Corrientes Cir	0.64mi	3/2.0	2,292 (+1%)	7mo	$510,000	$223	62
32 Tucuman St	0.64mi	3/2.0	2,163 (-4%)	2mo	$350,000	$162	61
336 Japura St	0.44mi	3/2.0	2,156 (-5%)	14mo	$435,000	$202	60
207 Santarem Cir	0.38mi	3/2.0	2,431 (+8%)	14mo	$420,000	$173	58
303 San Cristobal Ave	0.45mi	3/2.5	2,134 (-6%)	14mo	$360,000	$169	56
26432 Deep Creek Blvd	0.58mi	3/2.0	2,068 (-8%)	9mo	$480,000	$232	52
343 Japura St	0.45mi	3/3.0	2,575 (+14%)	13mo	$600,000	$233	41
508 Rio DE Janeiro Ave	0.69mi	3/2.0	1,987 (-12%)	10mo	$375,000	$189	39

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-61,931
• Equity at exit: $41,749

10-year hold

• IRR: -31.4%
• Equity multiple: -0.19×
• Total profit: $-93,466
• Equity at exit: $24,209

Cash invested: $78,400 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$492 /mo · $5,908/yr
• Insurance: −$117
• HOA: −$16
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-149

Break-even live

Break-even rent $2,650

Max offer price $253,705

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	13d	1	0.27mi
212 Boa Vista St Punta Gorda, FL	3.0	3.0	2065	$3,500	$1.69	13d	1	0.41mi
26416 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	1735	$1,650	$0.95	21d	1	0.54mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	13d	1	0.55mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	13d	1	0.58mi
343 Vitorio St Punta Gorda, FL	3.0	2.0	2600	$2,650	$1.02	21d	1	0.77mi
26577 Barranquilla Ave Punta Gorda, FL	3.0	2.5	2141	$2,650	$1.24	13d	1	0.86mi
1038 San Cristobal Ave Port Charlotte, FL	3.0	2.0	1657	$2,300	$1.39	21d	1	0.90mi
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	13d	1	0.94mi
27065 Formosa Dr Punta Gorda, FL	3.0	2.5	2327	$2,216	$0.95	13d	1	1.03mi
27406 Tierra del Fuego Cir Punta Gorda, FL	4.0	3.5	3051	$5,500	$1.80	13d	1	1.08mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	13d	1	1.12mi
1235 Saxony Cir #5106 Punta Gorda, FL	3.0	2.0	1708	$1,550	$0.91	21d	1	1.19mi
1472 Neapolitan Rd Punta Gorda, FL	3.0	2.0	1820	$2,100	$1.15	13d	1	1.32mi
27289 Porto Nacional Dr Punta Gorda, FL	4.0	3.0	1938	$1,900	$0.98	21d	1	1.48mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-10
   status $280,000 Pending 82 DOM
2. 2026-06-09
   days on market $280,000 Active 82 DOM
3. 2026-06-08
   days on market $280,000 Active 81 DOM
4. 2026-06-07
   days on market $280,000 Active 80 DOM
5. 2026-06-05
   days on market $280,000 Active 77 DOM
6. 2026-06-03
   days on market $280,000 Active 76 DOM
7. 2026-06-02
   statusdays on market $280,000 Active 75 DOM
8. 2026-05-21
   status Pending
9. 2026-05-11
   status Active
10. 2026-05-11
    price $280,000
11. 2026-05-01
    status Pending
12. 2026-04-28
    price $308,000
13. 2026-04-20
    price $312,000
14. 2026-04-16
    price $319,000
15. 2026-04-05
    price $324,000
16. 2026-03-10
    price $330,000
17. 2026-02-25
    listed $335,000 Active
18. 2020-01-27
    soldstatus $185,000
19. 2020-01-24
    soldstatus $185,000 Sold 1102-char remark

    Show marketing remark (1102 chars)

    True 4 bedroom home with greenbelt view in the deed restricted community of Deep Creek has plenty of room for family and friends with over 2,000 square feet of living space living and dining, eat in kitchen, and family room. Home offers soaring vaulted ceilings, plant shelves, color accent walls, and open and split floor plan. Eat in kitchen boasts lots of counter space, breakfast bar, pantry, breakfast nook, and opens to the spacious family room. Master suite has 2 walk in closets and en suite bath with garden tub, stall shower and dual vanities. Other features include dedicated laundry room with washer & dryer, newer hot water heater, double door front entry, and all bedrooms with walk in closets. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick access to Interstate 75. Home perfect for family and entertaining.

20. 2019-12-14
    status Pending 1102-char remark

    Show marketing remark (1102 chars)

    True 4 bedroom home with greenbelt view in the deed restricted community of Deep Creek has plenty of room for family and friends with over 2,000 square feet of living space living and dining, eat in kitchen, and family room. Home offers soaring vaulted ceilings, plant shelves, color accent walls, and open and split floor plan. Eat in kitchen boasts lots of counter space, breakfast bar, pantry, breakfast nook, and opens to the spacious family room. Master suite has 2 walk in closets and en suite bath with garden tub, stall shower and dual vanities. Other features include dedicated laundry room with washer & dryer, newer hot water heater, double door front entry, and all bedrooms with walk in closets. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick access to Interstate 75. Home perfect for family and entertaining.

21. 2019-12-07
    listed $189,000 Active 1102-char remark

    Show marketing remark (1102 chars)

    True 4 bedroom home with greenbelt view in the deed restricted community of Deep Creek has plenty of room for family and friends with over 2,000 square feet of living space living and dining, eat in kitchen, and family room. Home offers soaring vaulted ceilings, plant shelves, color accent walls, and open and split floor plan. Eat in kitchen boasts lots of counter space, breakfast bar, pantry, breakfast nook, and opens to the spacious family room. Master suite has 2 walk in closets and en suite bath with garden tub, stall shower and dual vanities. Other features include dedicated laundry room with washer & dryer, newer hot water heater, double door front entry, and all bedrooms with walk in closets. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick access to Interstate 75. Home perfect for family and entertaining.

22. 1985-10-01
    soldstatus $15,446,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $5,908 · $492/mo
• Projected year-2 tax: $5,908 · $492/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,536
• − Mortgage interest: −$15,684
• − Property taxes: −$5,908
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$192
• − Depreciation: −$8,145
• Taxable loss: −$6,519
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $-222/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

Price history

-98.2% since first listed

15 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $308,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $312,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $324,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-27 Sold (Public Records) $185,000 Public Records
• 2020-01-24 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-07 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 1985-10-01 Sold (Public Records) $15,446,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,908 · +39.8% YoY. Source: county tax records.