8797 Tuscany Isles Dr · Punta Gorda, FL 33950

$244,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 72 Days on market

Built 2015 3,826 sqft lot Est $422k · 42% under · waterfront $333/mo HOA · 12% of rent

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.8/10.0
• 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

Beautiful brand new construction 3 bedroom 2 bath 1464 sqft villa on pond view lot. Split floor plan with master bedroom on one side and guest rooms on the other. Energy efficient construction and appliances to save money on your electric and water bill. Master bathroom boast large walk in shower, double vanity, and low flow toilets. Kitchen opens to the dining area and living room. Covered patio off the living area. Maintenance free community.

Key facts

• Open floor plan
• Clubhouse
• Community pool

Tags

• OPEN FLOOR PLAN
• COMMUNITY POOL
• GATED ENTRANCE
• CLUBHOUSE
• COVERED LANAI
• SPACIOUS LAKE

Property features AI

Finance

• Other: Irrigation equipment installed
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Gateway Management); monthly HOA about $333.33 (quarterly fee $1,000); HOA amenities include gated entry, pool, and maintenance; Association approval required; Community features include clubhouse, deed restrictions, and owned association recreation; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; Broadband/high-speed internet available
• Home design: Residential villa; One story; Faces northeast; On waterfront with lake view (40 ft frontage)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area approximately 1,920 sq ft (living area 1,440 sq ft)
• Exterior features: Hurricane shutters; Sliding doors; Paved, private lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Split bedroom layout; Walk-in closets; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (14.5% below list).
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $209k (14.5% below list) — sets the bar for cash-flow.
• Cap rate 7.4% 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: 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 soft (-0.1%/yr); 1004 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% 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 $2k of loan paydown is wiped out by about $7k 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 72 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 29% 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 $208,608 (14.5% 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 72 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.14% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $421,848
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Singapore Rd	1.45mi	2/2.0 (-1)	1,414 (-2%)	4mo	$335,000	$237	54
3810 Barnegat Dr	1.40mi	3/2.0	1,568 (+9%)	1mo	$340,000	$217	49
7457 W Lenox Cir	1.37mi	2/2.0 (-1)	1,510 (+5%)	4mo	$295,000	$195	49
9451 Sunbeam Cir	0.75mi	2/2.0 (-1)	1,503 (+4%)	6mo	$250,000	$166	48
9531 Sunbeam Cir	0.82mi	2/2.0 (-1)	1,503 (+4%)	6mo	$265,999	$177	48
3804 Barnegat Dr	1.43mi	2/2.0 (-1)	1,322 (-8%)	16mo	$375,000	$284	33

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: -27.1%
• Equity multiple: 0.12×
• Total profit: $-59,995
• Equity at exit: $36,381

10-year hold

• IRR: -52.7%
• Equity multiple: -0.44×
• Total profit: $-98,320
• Equity at exit: $21,097

Cash invested: $68,320 (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: 1004
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,791 high
• Mortgage (P&I): −$1,280
• Tax from tax record: −$265 /mo · $3,177/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$333
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-200

Break-even live

Break-even rent $3,045

Max offer price $208,608

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-131	+0% $-200	+5% $-269	+10% $-338
Rent	-10% $-421	-5% $-311	+0% $-200	+5% $-90	+10% $20
Rate	-1.0pp $-77	-0.5pp $-138	base $-200	+0.5pp $-264	+1.0pp $-328

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	15d	27	0.93mi
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	15d	1	1.28mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	23d	1	1.29mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	23d	1	1.33mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	23d	1	1.35mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	23d	1	1.36mi

HOA detail

• Monthly dues: $333 · $3,996/yr
• Likely covers: waterelectric

Listing history 16 events

1. 2026-06-09
   status $244,000 Pending 72 DOM
2. 2026-06-08
   days on market $244,000 Active 72 DOM
3. 2026-06-07
   days on market $244,000 Active 71 DOM
4. 2026-06-05
   days on market $244,000 Active 68 DOM
5. 2026-06-03
   days on market $244,000 Active 67 DOM
6. 2026-06-02
   days on market $244,000 Active 66 DOM
7. 2026-06-01
   pricedays on market $244,000 Active 65 DOM
8. 2026-05-31
   days on market $269,900 Active 64 DOM
9. 2026-05-30
   days on market $269,900 Active 63 DOM
10. 2026-04-07
    status Active
11. 2026-03-29
    status Pending
12. 2026-03-19
    listed $269,900 Active
13. 2015-08-04
    historical 448-char remark

    Show marketing remark (448 chars)

    Beautiful brand new construction 3 bedroom 2 bath 1464 sqft villa on pond view lot. Split floor plan with master bedroom on one side and guest rooms on the other. Energy efficient construction and appliances to save money on your electric and water bill. Master bathroom boast large walk in shower, double vanity, and low flow toilets. Kitchen opens to the dining area and living room. Covered patio off the living area. Maintenance free community.

14. 2015-08-04
    soldstatus $189,407 Sold 448-char remark

    Show marketing remark (448 chars)

    Beautiful brand new construction 3 bedroom 2 bath 1464 sqft villa on pond view lot. Split floor plan with master bedroom on one side and guest rooms on the other. Energy efficient construction and appliances to save money on your electric and water bill. Master bathroom boast large walk in shower, double vanity, and low flow toilets. Kitchen opens to the dining area and living room. Covered patio off the living area. Maintenance free community.

15. 2015-08-03
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Beautiful brand new construction 3 bedroom 2 bath 1464 sqft villa on pond view lot. Split floor plan with master bedroom on one side and guest rooms on the other. Energy efficient construction and appliances to save money on your electric and water bill. Master bathroom boast large walk in shower, double vanity, and low flow toilets. Kitchen opens to the dining area and living room. Covered patio off the living area. Maintenance free community.

16. 2015-08-03
    listed $202,936 Active 448-char remark

    Show marketing remark (448 chars)

    Beautiful brand new construction 3 bedroom 2 bath 1464 sqft villa on pond view lot. Split floor plan with master bedroom on one side and guest rooms on the other. Energy efficient construction and appliances to save money on your electric and water bill. Master bathroom boast large walk in shower, double vanity, and low flow toilets. Kitchen opens to the dining area and living room. Covered patio off the living area. Maintenance free community.

ⓘ 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: $3,177 · $265/mo
• Projected year-2 tax: $3,177 · $265/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 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,496
• − Mortgage interest: −$13,668
• − Property taxes: −$3,177
• − Insurance: −$6,338
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$3,996
• − Depreciation: −$7,098
• Taxable loss: −$6,141
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-930/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): 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

+33.0% since first listed

7 events — show timeline

• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-04 Sold (MLS) $189,407 Stellar MLS as Distributed by MLS Grid
• 2015-08-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-03 Listed $202,936 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $3,177 · +3.1% YoY. Source: county tax records.