45049 Pipevine Cir · Punta Gorda, FL 33982

$339,098

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 117 Days on market

Built 2026 Poor condition 2-car garage $161/sqft · 40% below area Est $563k · 40% under

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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 +9.8/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Appreciation +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

Step inside this spacious 2,112 square foot home and discover an open-concept first floor where the kitchen, living and dining areas flow seamlessly together. The kitchen is a chef's dream, featuring Shaker-style cabinetry with designer hardware, durable quartz countertops, a center island and a full suite of stainless steel appliances. Just off the main living space, an inviting outdoor patio awaits for relaxing or entertaining. Upstairs, five bedrooms encircle a versatile loft, offering plenty of space for family and guests. The owner's suite boasts a generous walk-in closet and a luxurious en-suite bathroom with a quartz-topped vanity and full-width mirror.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $339k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (20.5% below list).
• Recommended offer: $270k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% 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 rising fast (+4.1%/yr); 1453 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 45% 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 $10k 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 117 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $269,516 (20.5% 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 117 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $562,892
• List price: $339,098
• Delta: -39.76%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16564 Kingwood Ln Unit 35-201	0.00mi	3/2.0 (-2)	2,110 (-0%)	13mo	$333,398	$158	77
16602 Ridgeview Cir #4422	0.00mi	3/2.0 (-2)	2,376 (+12%)	8mo	$435,000	$183	60
14692 Lagoon Ln	0.00mi	4/3.0 (-1)	2,444 (+16%)	13mo	$554,000	$227	57

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.31×
• Total profit: $-65,455
• Equity at exit: $50,561

10-year hold

• IRR: -10.1%
• Equity multiple: 0.35×
• Total profit: $-61,392
• Equity at exit: $29,319

Cash invested: $94,947 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $457,056 ($214/sqft)
• Median days on market: 309 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +24.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1453
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,695 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,086/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-214

Break-even live

Break-even rent $2,966

Max offer price $308,095

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-97	+0% $-214	+5% $-331	+10% $-449
Rent	-10% $-427	-5% $-321	+0% $-214	+5% $-108	+10% $-1
Rate	-1.0pp $-43	-0.5pp $-128	base $-214	+0.5pp $-302	+1.0pp $-392

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: $84,774
• Closing costs: $10,173
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located at 45049 Pipevine Cir, Punta Gorda FL 33982Listing status: ActiveLast modified: 2026-05-20
• Financial info: List price $348,098

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Spec), Edison plan
• Exterior features: Living area of 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Edison plan)

Listing history 32 events

1. 2026-07-12
   pricedays on market $339,098 Active 117 DOM
2. 2026-07-09
   days on market $349,098 Active 114 DOM
3. 2026-07-08
   days on market $349,098 Active 113 DOM
4. 2026-07-07
   days on market $349,098 Active 112 DOM
5. 2026-07-06
   days on market $349,098 Active 111 DOM
6. 2026-07-06
   days on market $349,098 Active 110 DOM
7. 2026-07-04
   days on market $349,098 Active 109 DOM
8. 2026-07-03
   days on market $349,098 Active 108 DOM
9. 2026-07-02
   days on market $349,098 Active 107 DOM
10. 2026-07-01
    days on market $349,098 Active 106 DOM
11. 2026-06-30
    days on market $349,098 Active 105 DOM
12. 2026-06-29
    days on market $349,098 Active 104 DOM
13. 2026-06-28
    days on market $349,098 Active 103 DOM
14. 2026-06-28
    days on market $349,098 Active 102 DOM
15. 2026-06-27
    days on market $349,098 Active 101 DOM
16. 2026-06-23
    days on market $349,098 Active 97 DOM
17. 2026-06-22
    days on market $349,098 Active 96 DOM
18. 2026-06-18
    days on market $349,098 Active 93 DOM
19. 2026-06-18
    remarks 699-char remark
20. 2026-06-17
    days on market $349,098 Active 92 DOM
21. 2026-06-16
    days on market $349,098 Active 91 DOM
22. 2026-06-15
    days on market $349,098 Active 90 DOM
23. 2026-06-14
    days on market $349,098 Active 88 DOM
24. 2026-06-13
    days on market $349,098 Active 87 DOM
25. 2026-06-10
    days on market $349,098 Active 85 DOM
26. 2026-06-09
    days on market $349,098 Active 84 DOM
27. 2026-06-08
    pricedays on market $349,098 Active 83 DOM
28. 2026-06-05
    days on market $348,098 Active 79 DOM
29. 2026-06-02
    days on market $348,098 Active 77 DOM
30. 2026-06-01
    days on market $348,098 Active 76 DOM
31. 2026-05-31
    days on market $348,098 Active 75 DOM
32. 2026-05-30
    days on market $348,098 Active 74 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,342
• − Mortgage interest: −$18,995
• − Property taxes: −$5,086
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$9,865
• Taxable loss: −$8,474
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-537/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab Est. rehab $105,600–$190,080 screening

This home requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. Significant investment is needed to bring it up to a livable and marketable standard.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major bathrooms — No visible bathrooms in the satellite image.
• Major kitchen — No visible kitchen in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior painting/staining — A fresh coat of paint or staining would enhance curb appeal and value. ↑
• Resale flooring replacement — New flooring would improve the home's aesthetic and value. ↑
• Resale interior painting — Fresh paint would improve the home's appearance and value. ↑
• Resale bathroom updates — Updated bathrooms would enhance the home's value and appeal. ↑
• Resale kitchen updates — Updated kitchen would enhance the home's value and appeal. ↑
• Resale system upgrades — Upgraded systems would improve the home's functionality and value. ↑
• Resale landscaping — Landscaping would enhance the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 42% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located at 45049 Pipevine Cir, Punta Gorda FL 33982Listing status: ActiveLast modified: 2026-05-20
• Financial info: List price $348,098

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Spec), Edison plan
• Exterior features: Living area of 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Edison plan)