503 Myrtle St · Punta Gorda, FL 33950

$169,777

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 34 Days on market

Built 1966 0.28 ac lot Est $228k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Do not miss this excellent opportunity to own a charming property in the heart of Punta Gorda! Located at 503 Myrtle, this home offers the perfect combination of convenience, comfort, and investment potential. Just minutes from vibrant downtown Punta Gorda, you’ll enjoy easy access to waterfront dining, shopping, entertainment, parks, and marinas. Conveniently situated only minutes from Punta Gorda Airport, this property is ideal for seasonal residents, travelers, or year-round living. The home also presents excellent rental income potential, making it a fantastic opportunity for investors seeking long-term or seasonal rental returns. Whether you’re looking for a primary residence, vacation getaway, or income-producing property, this Punta Gorda gem delivers location and value in one of Southwest Florida’s most desirable areas.

Key facts

• 0.28 acre lot
• Garage
• Built 1966

Tags

• INCOME PRODUCING PROPERTY

Property features AI

Finance

• Other: Lot size about 0.28 acres (approx. 1/4 to less than 1/2 acre)
• Financial info: No lease restrictions indicated; Unfurnished
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Faces south; Residential property
• Construction: Concrete construction; Shingle roof; Block foundation; Built area approximately 1,712 total / 1,382 living (per appraiser)
• Exterior features: Paved road access; Lot dimensions approximately 100 x 123

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; 9 total rooms
• Laundry & utility: Washer; Dryer; Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 37% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $143k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $164,683 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $228,030
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Burland St	0.19mi	3/2.0	1,261 (-9%)	8mo	$275,000	$218	66
1503 Narranja St	0.46mi	3/2.0	1,408 (+2%)	14mo	$220,000	$156	59
426 Harvey St	0.61mi	3/2.0	1,193 (-14%)	4mo	$165,000	$138	42
7041 W Lenox Cir	0.64mi	2/2.0 (-1)	1,516 (+10%)	5mo	$250,000	$165	41
25016 E Lenox Cir	0.67mi	2/2.0 (-1)	1,516 (+10%)	19mo	$329,975	$218	27

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: -10.1%
• Equity multiple: 0.65×
• Total profit: $-16,824
• Equity at exit: $25,314

10-year hold

• IRR: -7.3%
• Equity multiple: 0.62×
• Total profit: $-18,056
• Equity at exit: $14,679

Cash invested: $47,538 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$890
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $273

Break-even live

Break-even rent $2,040

Max offer price $169,777

Occupancy floor 84%

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: $42,444
• Closing costs: $5,093
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 E McKenzie St Punta Gorda, FL	2.0	2.0	1160	$1,675	$1.44	13d	1	0.32mi
340 E Ann St Punta Gorda, FL	1.0–2.0	1.0–2.0	1050	$1,700	$1.62	20d	1	0.34mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	20d	1	0.40mi
327 Harvey St Punta Gorda, FL	2.0	2.0	1078	$4,995	$4.63	20d	1	0.66mi
1306 McGregor St Punta Gorda, FL	2.0	2.0	900	$3,000	$3.33	20d	1	0.73mi
301 W Henry St Punta Gorda, FL	1.0–2.0	1.0–2.0	830	$2,400	$2.89	20d	1	0.75mi
900 E Marion Ave #1213 Punta Gorda, FL	3.0	2.0	1647	$4,000	$2.43	20d	1	0.84mi
150 Harborside Ave Punta Gorda, FL	1.0–2.0	1.0–2.0	967	$1,600	$1.65	20d	3	0.90mi
511 W Retta Esplanade Punta Gorda, FL	2.0	1.0	1020	$1,750	$1.72	20d	1	0.92mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	20d	1	1.01mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	20d	3	1.03mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	20d	3	1.05mi
927 W Olympia Ave Punta Gorda, FL	3.0	1.0	912	$1,750	$1.92	13d	1	1.12mi
25188 Marion Ave Punta Gorda, FL	1.0–2.0	1.0	1038	$1,800	$1.73	20d	3	1.17mi
1001 W Marion Ave Punta Gorda, FL	2.0	1.0–2.0	899	$1,500	$1.67	13d	2	1.19mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	20d	1	1.24mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	20d	1	1.24mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	20d	1	1.25mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	20d	1	1.35mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	20d	1	1.36mi
1001 Mineo Dr Punta Gorda, FL	3.0	2.0	1850	$4,500	$2.43	20d	1	1.43mi
130 Breakers Ct #212 Punta Gorda, FL	2.0	2.0	1544	$4,000	$2.59	20d	1	1.49mi

Listing history 43 events

1. 2026-06-18
   days on market $169,777 Active 34 DOM
2. 2026-06-17
   days on market $169,777 Active 33 DOM
3. 2026-06-16
   days on market $169,777 Active 32 DOM
4. 2026-06-15
   days on market $169,777 Active 31 DOM
5. 2026-06-14
   days on market $169,777 Active 29 DOM
6. 2026-06-13
   days on market $169,777 Active 28 DOM
7. 2026-06-10
   days on market $169,777 Active 26 DOM
8. 2026-06-09
   days on market $169,777 Active 25 DOM
9. 2026-06-08
   days on market $169,777 Active 24 DOM
10. 2026-06-07
    days on market $169,777 Active 23 DOM
11. 2026-06-05
    days on market $169,777 Active 20 DOM
12. 2026-06-03
    days on market $169,777 Active 19 DOM
13. 2026-06-02
    days on market $169,777 Active 18 DOM
14. 2026-06-01
    days on market $169,777 Active 17 DOM
15. 2026-05-31
    days on market $169,777 Active 16 DOM
16. 2026-05-30
    days on market $169,777 Active 15 DOM
17. 2026-05-23
    status Active 857-char remark

    Show marketing remark (857 chars)

    Do not miss this excellent opportunity to own a charming property in the heart of Punta Gorda! Located at 503 Myrtle, this home offers the perfect combination of convenience, comfort, and investment potential. Just minutes from vibrant downtown Punta Gorda, you’ll enjoy easy access to waterfront dining, shopping, entertainment, parks, and marinas. Conveniently situated only minutes from Punta Gorda Airport, this property is ideal for seasonal residents, travelers, or year-round living. The home also presents excellent rental income potential, making it a fantastic opportunity for investors seeking long-term or seasonal rental returns. Whether you’re looking for a primary residence, vacation getaway, or income-producing property, this Punta Gorda gem delivers location and value in one of Southwest Florida’s most desirable areas.

18. 2026-05-19
    status Pending 857-char remark

    Show marketing remark (857 chars)

    Do not miss this excellent opportunity to own a charming property in the heart of Punta Gorda! Located at 503 Myrtle, this home offers the perfect combination of convenience, comfort, and investment potential. Just minutes from vibrant downtown Punta Gorda, you’ll enjoy easy access to waterfront dining, shopping, entertainment, parks, and marinas. Conveniently situated only minutes from Punta Gorda Airport, this property is ideal for seasonal residents, travelers, or year-round living. The home also presents excellent rental income potential, making it a fantastic opportunity for investors seeking long-term or seasonal rental returns. Whether you’re looking for a primary residence, vacation getaway, or income-producing property, this Punta Gorda gem delivers location and value in one of Southwest Florida’s most desirable areas.

19. 2026-05-15
    listed $169,777 Active
20. 2026-05-11
    listed $169,777 Active 857-char remark

    Show marketing remark (857 chars)

    Do not miss this excellent opportunity to own a charming property in the heart of Punta Gorda! Located at 503 Myrtle, this home offers the perfect combination of convenience, comfort, and investment potential. Just minutes from vibrant downtown Punta Gorda, you’ll enjoy easy access to waterfront dining, shopping, entertainment, parks, and marinas. Conveniently situated only minutes from Punta Gorda Airport, this property is ideal for seasonal residents, travelers, or year-round living. The home also presents excellent rental income potential, making it a fantastic opportunity for investors seeking long-term or seasonal rental returns. Whether you’re looking for a primary residence, vacation getaway, or income-producing property, this Punta Gorda gem delivers location and value in one of Southwest Florida’s most desirable areas.

21. 2026-05-02
    historical
22. 2026-04-09
    price $169,777
23. 2026-03-27
    status Active
24. 2026-03-18
    status Pending
25. 2026-01-10
    listed $161,000 Active
26. 2025-03-10
    listed $259,000 Active
27. 2024-12-26
    historical
28. 2024-11-13
    listed $260,000 Active
29. 2019-12-09
    soldstatus $143,000
30. 2019-12-04
    soldstatus $143,000 Sold
31. 2019-10-30
    status Pending
32. 2019-10-24
    price $147,500
33. 2019-08-24
    listed $149,000 Active
34. 2019-03-20
    soldstatus $82,000
35. 2019-03-19
    soldstatus $82,000 Sold
36. 2019-02-25
    status Pending
37. 2019-02-09
    price $94,900
38. 2019-02-08
    status Active
39. 2019-01-25
    historical
40. 2019-01-23
    status Active
41. 2019-01-03
    status Pending
42. 2018-10-15
    price $109,900
43. 2018-09-04
    listed $119,900 Active

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $2,691 · $224/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,627
• − Mortgage interest: −$9,510
• − Property taxes: −$2,691
• − Insurance: −$5,967
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$4,939
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,048/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

Price history

+41.6% since first listed

27 events — show timeline

• 2026-05-23 Relisted — FORTMLS
• 2026-05-19 Pending — FORTMLS
• 2026-05-15 Listed $169,777 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $169,777 FORTMLS
• 2026-05-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $169,777 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listed $161,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-09 Sold (Public Records) $143,000 Public Records
• 2019-12-04 Sold (MLS) $143,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-24 Price Changed $147,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-24 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-20 Sold (Public Records) $82,000 Public Records
• 2019-03-19 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-09 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-15 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-04 Listed $119,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+25.1%/yr

Latest (2025): $2,691 · -3.6% YoY. Source: county tax records.