Vento Plan · Punta Gorda, FL 33955

$350,999

3 bd · 2.0 ba · 1,709 sqft · SingleFamily · 124 Days on market

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape the ordinary in the Vento floor plan. This 1-story home features 3 bedrooms, 2 bathrooms, a 2-car garage and 1,709 square feet. Head through the porch and into the foyer to be swept into an open-concept oasis-a great room flows into a kitchen, dining area and gorgeous lanai. You'll love spending serene nights at home in this beautiful spot! Nestled away is a private primary suite, complete with a spa-inspired bathroom and walk-in closet. Options with the Vento plan include: - Outdoor kitchen - Gourmet kitchen - And more! When you live at Esplanade, it's like you're on vacation every day. Experience inspired living and enjoy an exciting array of resort-style amenities and wellness p

Key facts

• Gourmet kitchen
• Outdoor kitchen
• 2 garage spots

Tags

• PRIVATE PRIMARY SUITE
• SPA-INSPIRED BATHROOM
• OUTDOOR KITCHEN
• GOURMET KITCHEN
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Other: Address: 26601 Dove Dr, Punta Gorda, FL 33955; Listing status: Active
• Financial info: List price reported at $350,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family plan (Vento)
• Exterior features: Property listed as the Vento plan (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,709 (reported)

🏗️ New construction. The $350,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $574,224.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $351k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $351k).
• Recommended offer: $309k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 23 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).
• At $5,399/mo this rent would consume 84% 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 $4k of loan paydown is wiped out by about $17k 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 124 days — a 12% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Recommended offer $308,879 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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. 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?
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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $574,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26925 Lark Ct	0.34mi	2/2.0 (-1)	1,723 (+1%)	2mo	$329,990	$192	76
25025 Oak Hammock Ct	0.74mi	2/2.5 (-1)	1,874 (+10%)	3mo	$630,000	$336	40

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-74,054
• Equity at exit: $85,619

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-39,799
• Equity at exit: $49,648

Cash invested: $160,783 (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: 5.4×

Monthly cashflow live

• Estimated rent: $5,399 high
• Mortgage (P&I): −$3,011
• Tax est. 1.5%: −$718 /mo · $8,613/yr
• Insurance: −$239
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $297

Break-even live

Break-even rent $5,023

Max offer price $574,224

Occupancy floor 90%

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: $143,556
• Closing costs: $17,227
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	21d	1	0.77mi
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	13d	1	0.84mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	0.97mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	21d	1	0.97mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	21d	1	1.08mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	21d	1	1.08mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.15mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	1.15mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	21d	1	1.16mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.16mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	21d	2	1.16mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	21d	3	1.17mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	21d	2	1.18mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	21d	2	1.19mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	21d	1	1.19mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	1.26mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	1.27mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	1.36mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	1.36mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	1.36mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	1.38mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	1.39mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $350,999 Active 124 DOM
2. 2026-06-17
   days on market $350,999 Active 123 DOM
3. 2026-06-16
   days on market $350,999 Active 122 DOM
4. 2026-06-15
   days on market $350,999 Active 121 DOM
5. 2026-06-14
   days on market $350,999 Active 119 DOM
6. 2026-06-13
   days on market $350,999 Active 118 DOM
7. 2026-06-10
   days on market $350,999 Active 116 DOM
8. 2026-06-09
   days on market $350,999 Active 115 DOM
9. 2026-06-08
   days on market $350,999 Active 114 DOM
10. 2026-06-05
    days on market $350,999 Active 110 DOM
11. 2026-06-02
    days on market $350,999 Active 108 DOM
12. 2026-06-01
    days on market $350,999 Active 107 DOM
13. 2026-05-31
    days on market $350,999 Active 106 DOM
14. 2026-05-30
    days on market $350,999 Active 105 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: $64,789
• − Mortgage interest: −$32,165
• − Property taxes: −$8,613
• − Insurance: −$2,871
• − Repairs & maintenance: −$5,183
• − Management: −$5,183
• − Depreciation: −$16,705
• Taxable loss: −$5,932
• Est. tax savings @ 24.0%: +$1,424
• After-tax cash flow: $4,987/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