8810 Tuscany Isles Dr · Punta Gorda, FL 33950

$254,900

2 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 3 Days on market

Built 2016 4,311 sqft lot $358/mo HOA · 14% of rent

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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 +15.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• 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

Experience peaceful, maintenance-free living in this beautifully maintained 2 bedroom, 2 bath villa with a 2 car garage in the gated community of Tuscany Isles in Punta Gorda. Offering an open-concept floor plan designed for comfortable everyday living and entertaining, this home combines thoughtful upgrades with a serene setting. Inside, you’ll find tile flooring throughout the main living areas, carpeted bedrooms, crown molding in the living area and center hallway, an interior laundry room, and abundant natural light. The primary suite features charming beadboard and chair rail accents, while ceiling fans and window blinds throughout add comfort and convenience. Step outside to the

Key facts

• Pasture view
• Natural light
• Screened lanai

Tags

• OPEN CONCEPT FLOOR PLAN
• TILE FLOORING
• INTERIOR LAUNDRY ROOM
• NATURAL LIGHT
• SCREENED LANAI
• PASTURE VIEW

Property features AI

Finance

• Other: Property type: Residential villa; Zoning: PD; Water access to community lake; Private community (Tuscany Isles)
• Financial info: Total annual fees approximately $4,300; Lease restrictions apply
• HOA & community: Homeowners association managed by Gateway Property Management; Monthly HOA approximately $358.33 (quarterly association fee $1,075); Association fees required and association approval required; HOA includes pool, common area taxes, maintenance of structure and grounds, private road, and escrow reserves; Community features: clubhouse, community mailbox, deed restrictions, sidewalks; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Gated community; Smoke detectors
• Utilities: Public water (canal/lake for irrigation); Water connected; No sewer (none); Electricity connected; Cable available; BB/HS internet available; Phone available; Underground utilities; Irrigation equipment
• Home design: Residential villa; One story; South facing; Homestead eligible; Located on private maintained road
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as a villa
• Exterior features: Screened patio/porch; Hurricane shutters; Rain gutters; Sidewalk; Sliding doors; Landscaped; Paved areas; Private lot; Flood insurance required

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Solid surface counters; Solid wood cabinets; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (21.5% below list).
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $200k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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; 5 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 41% 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

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 $200,170 (21.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.02% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.04×
• Total profit: $-68,243
• Equity at exit: $38,006

10-year hold

• IRR: -60.8%
• Equity multiple: -0.58×
• Total profit: $-112,600
• Equity at exit: $22,039

Cash invested: $71,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$358
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-310

Break-even live

Break-even rent $2,990

Max offer price $200,170

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-238	+0% $-310	+5% $-382	+10% $-454
Rent	-10% $-515	-5% $-412	+0% $-310	+5% $-207	+10% $-105
Rate	-1.0pp $-181	-0.5pp $-245	base $-310	+0.5pp $-376	+1.0pp $-443

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$1,940	$1.75	15d	27	0.93mi
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: $358 · $4,296/yr
• Likely covers: security

Listing history 3 events

1. 2026-06-22
   days on market $254,900 Active 3 DOM
2. 2026-06-19
   remarks 693-char remark
3. 2026-06-19
   listed $254,900 Active 1 DOM

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$497/yr (+$41/mo · 30.7%)

ⓘ 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 4/10 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: $31,178
• − Mortgage interest: −$14,278
• − Property taxes: −$1,618
• − Insurance: −$6,393
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$4,296
• − Depreciation: −$7,415
• Taxable loss: −$7,812
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-1,843/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

+13.3% since first listed

6 events — show timeline

• 2026-06-18 Listed $254,900 Stellar MLS as Distributed by MLS Grid
• 2020-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Price Changed $223,900 Stellar MLS as Distributed by MLS Grid
• 2019-12-16 Listed $224,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+24.0%/yr

Latest (2025): $1,618 · +4.3% YoY. Source: county tax records.