29180 Boyce Rd · Harbour Heights, FL 33982

$289,900

2 bd · 2.0 ba · 1,432 sqft · Land public records · 114 Days on market

Built 2022 10,000 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• 1% rule +1.6/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Build your dream home in a nice quiet neighborhood. Quiet location, homes in the area.

Key facts

• Newer built home
• Walk in closet
• Large walk in shower

Tags

• NEWER BUILT HOME
• VACANT LOTS FOR PRIVACY
• BACKS UP TO ORANGE GROVE
• WALK IN CLOSET
• LARGE WALK IN SHOWER
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Other: Homestead exemption claimed
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One-story; Faces south; Residential zoning (RSF3.5)
• Construction: Block and stucco construction; Metal roof; Slab foundation; Built on a lot of about 0.23 acres
• Exterior features: Exterior lighting; Paved road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (34.0% below list).
• Recommended offer: $191k (34.0% below list) — sets the bar for 1% rule.

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: schools F, amenities F, 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 rising fast (+4.1%/yr); 1037 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 32% 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 $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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $185k; list at $290k implies a 57% 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; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,239 (34.0% 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 114 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.10×
• Total profit: $-72,991
• Equity at exit: $43,225

10-year hold

• IRR: -20.3%
• Equity multiple: -0.12×
• Total profit: $-90,661
• Equity at exit: $25,065

Cash invested: $81,172 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$313 /mo · $3,752/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-443

Break-even live

Break-even rent $2,473

Max offer price $211,651

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-361	+0% $-443	+5% $-525	+10% $-607
Rent	-10% $-594	-5% $-518	+0% $-443	+5% $-367	+10% $-292
Rate	-1.0pp $-297	-0.5pp $-369	base $-443	+0.5pp $-518	+1.0pp $-594

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	14d	1	0.58mi
114 Organ St Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	14d	1	0.62mi
Organ St , FL	2.0	2.0	1000	$1,500	$1.50	21d	1	0.68mi
29469 Peace River Shores Blvd Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	21d	1	0.73mi
322 Organ St Unit A Punta Gorda, FL	2.0	1.0	925	$1,350	$1.46	14d	1	0.83mi

Listing history 31 events

1. 2026-06-18
   days on market $289,900 Active 114 DOM
2. 2026-06-17
   days on market $289,900 Active 113 DOM
3. 2026-06-16
   pricedays on market $289,900 Active 112 DOM
4. 2026-06-15
   days on market $299,900 Active 111 DOM
5. 2026-06-14
   days on market $299,900 Active 109 DOM
6. 2026-06-13
   days on market $299,900 Active 108 DOM
7. 2026-06-10
   days on market $299,900 Active 106 DOM
8. 2026-06-09
   days on market $299,900 Active 105 DOM
9. 2026-06-08
   days on market $299,900 Active 104 DOM
10. 2026-06-07
    days on market $299,900 Active 103 DOM
11. 2026-06-05
    days on market $299,900 Active 100 DOM
12. 2026-06-03
    days on market $299,900 Active 99 DOM
13. 2026-06-02
    days on market $299,900 Active 98 DOM
14. 2026-06-01
    days on market $299,900 Active 97 DOM
15. 2026-05-31
    days on market $299,900 Active 96 DOM
16. 2026-05-30
    days on market $299,900 Active 95 DOM
17. 2026-02-24
    listed $299,900 Active
18. 2022-05-03
    soldstatus $185,000
19. 2020-03-13
    soldstatus $3,500 Sold 86-char remark

    Show marketing remark (86 chars)

    Build your dream home in a nice quiet neighborhood. Quiet location, homes in the area.

20. 2020-02-26
    status Pending 86-char remark

    Show marketing remark (86 chars)

    Build your dream home in a nice quiet neighborhood. Quiet location, homes in the area.

21. 2020-02-09
    listed $3,500 Active 86-char remark

    Show marketing remark (86 chars)

    Build your dream home in a nice quiet neighborhood. Quiet location, homes in the area.

22. 2016-12-31
    historical
23. 2016-09-22
    price $5,250
24. 2016-07-06
    status Active
25. 2016-06-30
    historical
26. 2015-08-31
    price $6,250
27. 2015-06-26
    status Active
28. 2015-06-25
    historical
29. 2015-04-28
    listed $6,500 Active
30. 2008-09-09
    listed $9,900
31. 2004-10-11
    listed $7,900

ⓘ 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: $3,752 · $313/mo
• Projected year-2 tax: $3,752 · $313/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $22,949
• − Mortgage interest: −$16,239
• − Property taxes: −$3,752
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$8,433
• Taxable loss: −$10,597
• Est. tax savings @ 24.0%: +$2,543
• After-tax cash flow: $-2,772/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): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

+3696.2% since first listed

15 events — show timeline

• 2026-02-24 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2022-05-03 Sold (Public Records) $185,000 Public Records
• 2020-03-13 Sold (MLS) $3,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-09 Listed $3,500 Stellar MLS as Distributed by MLS Grid
• 2016-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-22 Price Changed $5,250 Stellar MLS as Distributed by MLS Grid
• 2016-07-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-08-31 Price Changed $6,250 Stellar MLS as Distributed by MLS Grid
• 2015-06-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-06-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-28 Listed $6,500 Stellar MLS as Distributed by MLS Grid
• 2008-09-09 Listed $9,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-11 Listed $7,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+25.4%/yr

Latest (2025): $3,752 · -3.3% YoY. Source: county tax records.