LAKESIDE Plan · Punta Gorda, FL 33955

$344,990

5 bd · 3.0 ba · 2,078 sqft · SingleFamily · 255 Days on market

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

The Lakeside floorplan is a spacious floor plan encompassing 5 bedrooms, 3 bathrooms, and great room. These 2,078 square foot home features an open concept floorplan where the living area, dining area, and kitchen join to create the perfect space for family time and entertaining. In the kitchen, the quartz countertops and kitchen island are ideal for preparing meals or sharing meals at barstool area on the peninsula. Positioned at the back of the home, the primary bedroom offers a grand bedroom adorned with an en suite bathroom and a walk-in closet. The additional 4 bedrooms are positioned on opposite sides of the home to allow for kids or guests to have their own spaces. The Lakeside floor

Key facts

• En suite bathroom
• Quartz countertops
• Walk-in closet

Tags

• OPEN CONCEPT FLOORPLAN
• QUARTZ COUNTERTOPS
• KITCHEN ISLAND
• EN SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 12811 Seagrass Dr, Punta Gorda FL 33955; Status: Active; Listing last modified May 21, 2026
• Financial info: List price $344,990

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: New construction plan named LAKESIDE; Plan inventory type
• Construction: Built as part of the LAKESIDE plan
• Exterior features: Living area 2078

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $344,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $313,778.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $4,260/mo this rent would consume 66% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $303,591 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.35%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $313,778
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13467 Turnleaf Blvd	0.73mi	4/2.5 (-1)	2,103 (+1%)	1mo	$316,990	$151	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $25,477
• Equity at exit: $46,785

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $120,642
• Equity at exit: $27,130

Cash invested: $87,858 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,260 medium
• Mortgage (P&I): −$1,645
• Tax est. 1.5%: −$392 /mo · $4,707/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $1,197

Break-even live

Break-even rent $2,745

Max offer price $313,778

Occupancy floor 67%

Sensitivity live

Price	-10% $1,414	-5% $1,306	+0% $1,197	+5% $1,089	+10% $980
Rent	-10% $861	-5% $1,029	+0% $1,197	+5% $1,366	+10% $1,534
Rate	-1.0pp $1,355	-0.5pp $1,277	base $1,197	+0.5pp $1,116	+1.0pp $1,033

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: $78,444
• Closing costs: $9,413
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	14d	1	0.75mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	21d	1	1.10mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $344,990 Active 255 DOM
2. 2026-06-17
   days on market $344,990 Active 254 DOM
3. 2026-06-16
   days on market $344,990 Active 253 DOM
4. 2026-06-15
   days on market $344,990 Active 252 DOM
5. 2026-06-14
   days on market $344,990 Active 250 DOM
6. 2026-06-13
   days on market $344,990 Active 249 DOM
7. 2026-06-10
   days on market $344,990 Active 247 DOM
8. 2026-06-09
   days on market $344,990 Active 246 DOM
9. 2026-06-08
   days on market $344,990 Active 245 DOM
10. 2026-06-05
    days on market $344,990 Active 241 DOM
11. 2026-06-02
    days on market $344,990 Active 239 DOM
12. 2026-06-01
    days on market $344,990 Active 238 DOM
13. 2026-05-31
    days on market $344,990 Active 237 DOM
14. 2026-05-30
    days on market $344,990 Active 236 DOM

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

Taxation est. · year 1

• Rental income: $51,126
• − Mortgage interest: −$17,576
• − Property taxes: −$4,707
• − Insurance: −$1,569
• − Repairs & maintenance: −$4,090
• − Management: −$4,090
• − Depreciation: −$9,128
• Taxable income: $9,966
• Est. tax owed @ 24.0%: −$2,392
• After-tax cash flow: $11,976/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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 226.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 4%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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