The Seabreeze Cove Plan · Port Charlotte, FL 33980

$284,900

3 bd · 2.0 ba · 1,333 sqft · SingleFamily · 168 Days on market

Good condition

---

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 +6.4/30.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +1.6/10.0
• Rent growth +1.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable, coastal living in the Seabreeze Cove Plan and experience a bright, open-concept layout that maximizes every square foot of its 1,333 square feet. The heart of the home features a welcoming great room that flows seamlessly into the dining area and modern kitchen, ideal for entertaining or spending quality time with family. The split-bedroom design ensures privacy, with a spacious owner's suite that includes a walk-in closet and private en-suite bath. Two additional bedrooms are located on the opposite side of the home, sharing a full bathroom and perfect for children, guests, or even a home office.

Key facts

• 2 parking spots
• Listed 168 days

🏗️ New construction. The $284,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,561.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-608 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (27.2% below list).
• Recommended offer: $207k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#655 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, 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.
• Zoned schools: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 702 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/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 168 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,473 (27.2% 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 168 days. Have you received any prior offers? Is the seller open to a 27% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $315,561
• List price: $284,900
• Delta: -9.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23277 Wilber Ave	0.45mi	3/2.0	1,284 (-4%)	5mo	$260,000	$202	68
24141 Green Heron Dr #23	0.17mi	2/2.0 (-1)	1,473 (+10%)	3mo	$225,000	$153	67
23220 Rountree Ave	0.58mi	2/2.0 (-1)	1,324 (-1%)	2mo	$195,000	$147	65
24145 Green Heron Dr #24	0.18mi	2/2.0 (-1)	1,473 (+10%)	6mo	$227,500	$154	64
3442 Swanee Rd	0.43mi	3/2.0	1,406 (+6%)	10mo	$239,000	$170	62
23307 Rountree Ave	0.44mi	3/2.0	1,240 (-7%)	8mo	$254,990	$206	62
3300 Loveland Blvd #2703	0.27mi	3/2.0	1,188 (-11%)	12mo	$145,000	$122	60
24067 Park Place Dr S #71	0.29mi	2/2.0 (-1)	1,473 (+10%)	7mo	$215,000	$146	59
3300 Loveland Blvd #3103	0.27mi	3/2.0	1,170 (-12%)	11mo	$161,500	$138	58
23437 Steeple Ave	0.64mi	4/2.0 (+1)	1,426 (+7%)	0mo	$280,990	$197	53
23249 Mcmullen Ave	0.64mi	4/2.0 (+1)	1,426 (+7%)	4mo	$292,000	$205	50
23273 Mcmullen Ave	0.61mi	3/2.0	1,487 (+12%)	8mo	$299,499	$201	46

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: -34.3%
• Equity multiple: -0.09×
• Total profit: $-95,879
• Equity at exit: $47,051

10-year hold

• IRR: -67.3%
• Equity multiple: -0.77×
• Total profit: $-156,573
• Equity at exit: $27,284

Cash invested: $88,357 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 13 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $281,900 ($207/sqft)
• Median days on market: 104 d
• This list price: 51% of active listings are priced below it
• ARV vs active asking: +14.6% above current asking $/sqft

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

ZIP-level market 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 702
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,075 high
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$394 /mo · $4,733/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-608

Break-even live

Break-even rent $2,845

Max offer price $227,555

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-499	+0% $-608	+5% $-717	+10% $-826
Rent	-10% $-772	-5% $-690	+0% $-608	+5% $-526	+10% $-444
Rate	-1.0pp $-449	-0.5pp $-528	base $-608	+0.5pp $-690	+1.0pp $-773

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: $78,890
• Closing costs: $9,467
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	116d	1	0.16mi
23469 Roscoe Ave Port Charlotte, FL	4.0	3.0	1840	$2,500	$1.36	6d	1	0.32mi
24055 Peaceful Brook Loop Port Charlotte, FL	3.0–5.0	2.0–3.0	2138	$2,226	$1.04	0d	8	0.33mi
23367 Mayville Ave Port Charlotte, FL	4.0	2.0	1532	$2,150	$1.40	6d	1	0.50mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	109d	1	0.80mi
23327 Van Buren Ave Port Charlotte, FL	3.0	2.0	1240	$3,000	$2.42	6d	1	0.84mi
4016 Oakview Dr Unit J9 Port Charlotte, FL	2.0	2.0	893	$2,200	$2.46	6d	1	0.86mi
4016 Oakview Dr Unit J8 Port Charlotte, FL	2.0	2.0	893	$2,800	$3.14	6d	1	0.86mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	116d	1	0.86mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	116d	1	0.88mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	116d	1	0.94mi
3304 Glencove St Port Charlotte, FL	3.0	2.0	1632	$1,950	$1.19	6d	1	0.96mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	109d	1	1.10mi
2211 Hardey St Unit 1 Port Charlotte, FL	3.0	2.0	1792	$2,100	$1.17	3d	1	1.16mi
2211 Hardey St Port Charlotte, FL	3.0	2.0	1792	$2,100	$1.17	6d	1	1.16mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	116d	1	1.17mi
2441 Beacon Dr Port Charlotte, FL	2.0	2.0	1241	$1,900	$1.53	6d	1	1.17mi
24540 Harborview Rd Unit F2 Port Charlotte, FL	2.0	2.0	937	$1,250	$1.33	0d	1	1.20mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$1,700	$1.30	3d	1	1.22mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	116d	2	1.23mi
22392 Oceanside Ave Port Charlotte, FL	2.0	2.0	1515	$1,395	$0.92	6d	1	1.25mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	116d	1	1.25mi
22481 Westchester Blvd Unit B48 Punta Gorda, FL	2.0	2.0	1046	$1,150	$1.10	116d	1	1.27mi
22481 Westchester Blvd Unit B27 Port Charlotte, FL	2.0	2.0	1046	$1,300	$1.24	6d	1	1.29mi
22481 Westchester Blvd Unit B40 Punta Gorda, FL	2.0	2.0	1046	$1,225	$1.17	109d	1	1.29mi
22481 Westchester Blvd Unit B35 Port Charlotte, FL	2.0	2.0	1046	$1,175	$1.12	6d	1	1.31mi
22481 Westchester Blvd Unit B36 Port Charlotte, FL	2.0	2.0	1046	$1,180	$1.13	109d	1	1.31mi
4093 Drance St Port Charlotte, FL	3.0	2.0	1343	$1,700	$1.27	6d	1	1.31mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	116d	1	1.34mi
4022 Beaver Ln Port Charlotte, FL	2.0	2.0	960	$1,300	$1.35	116d	2	1.35mi
22441 Westchester Blvd Unit 1500G Punta Gorda, FL	2.0	2.0	960	$1,200	$1.25	109d	1	1.36mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	116d	1	1.37mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	116d	1	1.38mi
4022 Beaver Ln Unit 1000A Port Charlotte, FL	2.0	2.0	960	$1,295	$1.35	6d	1	1.38mi
22328 Yonkers Ave Port Charlotte, FL	2.0	2.0	1342	$1,575	$1.17	116d	1	1.42mi
4158 Tamiami Trl Unit T8 Port Charlotte, FL	2.0	2.0	919	$1,250	$1.36	0d	1	1.47mi

Property features AI

Finance

• Financial info: List price $284,900Inventory type: Plan (new construction inventory)

Exterior

• Parking: 2 parking spaces
• Utilities: Has heatingHas cooling
• Home design: Plan: The Seabreeze CoveSingle-level (plan)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Living area approximately 1333

Listing history 50 events

1. 2026-09-24
   days on market $284,900 Active 168 DOM
2. 2026-09-22
   days on market $284,900 Active 167 DOM
3. 2026-09-21
   days on market $284,900 Active 166 DOM
4. 2026-09-20
   days on market $284,900 Active 165 DOM
5. 2026-09-19
   days on market $284,900 Active 164 DOM
6. 2026-09-17
   days on market $284,900 Active 162 DOM
7. 2026-09-16
   days on market $284,900 Active 161 DOM
8. 2026-09-15
   days on market $284,900 Active 160 DOM
9. 2026-09-14
   days on market $284,900 Active 159 DOM
10. 2026-09-14
    days on market $284,900 Active 158 DOM
11. 2026-09-12
    days on market $284,900 Active 157 DOM
12. 2026-09-11
    days on market $284,900 Active 156 DOM
13. 2026-09-05
    days on market $284,900 Active 150 DOM
14. 2026-09-04
    days on market $284,900 Active 149 DOM
15. 2026-08-30
    days on market $284,900 Active 144 DOM
16. 2026-08-29
    days on market $284,900 Active 143 DOM
17. 2026-08-28
    days on market $284,900 Active 142 DOM
18. 2026-08-27
    days on market $284,900 Active 141 DOM
19. 2026-08-26
    days on market $284,900 Active 140 DOM
20. 2026-08-25
    days on market $284,900 Active 139 DOM
21. 2026-08-23
    days on market $284,900 Active 137 DOM
22. 2026-08-22
    days on market $284,900 Active 136 DOM
23. 2026-08-21
    days on market $284,900 Active 135 DOM
24. 2026-08-20
    days on market $284,900 Active 134 DOM
25. 2026-08-19
    days on market $284,900 Active 133 DOM
26. 2026-08-18
    days on market $284,900 Active 132 DOM
27. 2026-08-17
    days on market $284,900 Active 131 DOM
28. 2026-08-16
    days on market $284,900 Active 130 DOM
29. 2026-08-15
    days on market $284,900 Active 129 DOM
30. 2026-08-14
    days on market $284,900 Active 128 DOM
31. 2026-08-13
    days on market $284,900 Active 127 DOM
32. 2026-08-12
    days on market $284,900 Active 126 DOM
33. 2026-08-12
    days on market $284,900 Active 125 DOM
34. 2026-08-10
    days on market $284,900 Active 124 DOM
35. 2026-08-09
    days on market $284,900 Active 123 DOM
36. 2026-08-08
    days on market $284,900 Active 122 DOM
37. 2026-08-07
    days on market $284,900 Active 121 DOM
38. 2026-08-06
    days on market $284,900 Active 120 DOM
39. 2026-08-05
    days on market $284,900 Active 119 DOM
40. 2026-08-04
    days on market $284,900 Active 118 DOM
41. 2026-08-03
    days on market $284,900 Active 117 DOM
42. 2026-08-01
    days on market $284,900 Active 114 DOM
43. 2026-07-29
    days on market $284,900 Active 112 DOM
44. 2026-07-27
    days on market $284,900 Active 110 DOM
45. 2026-07-24
    days on market $284,900 Active 107 DOM
46. 2026-07-23
    days on market $284,900 Active 106 DOM
47. 2026-07-22
    days on market $284,900 Active 105 DOM
48. 2026-07-21
    days on market $284,900 Active 104 DOM
49. 2026-07-18
    days on market $284,900 Active 101 DOM
50. 2026-07-16
    days on market $284,900 Active 99 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 8/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $24,897
• − Mortgage interest: −$17,676
• − Property taxes: −$4,733
• − Insurance: −$2,375
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$9,180
• Taxable loss: −$13,052
• Est. tax savings @ 24.0%: +$3,132
• After-tax cash flow: $-4,166/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 · 12 photos

Good 80/100 None rehab

This home is in good condition with a modern kitchen and bathroom, and a well-maintained exterior. It has potential for further value increases through painting, landscaping, and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Peace River Elementary School C FL #872/2,144 Nat'l #9,637/41,679 Middle Port Charlotte Middle School B- FL #183/571 Nat'l #2,564/14,009 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

C Composite livability gradescore 65/100

Livability — Port Charlotte

• Score: 65/100
• State rank: #655
• US rank: #13081

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety D- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Charlotte, FL
• County: Charlotte County · 198,646 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 15% of renters

---

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

Property features AI

Finance

• Financial info: List price $284,900Inventory type: Plan (new construction inventory)

Exterior

• Parking: 2 parking spaces
• Utilities: Has heatingHas cooling
• Home design: Plan: The Seabreeze CoveSingle-level (plan)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Living area approximately 1333