16018 Palos Verdes St · Punta Gorda, FL 33982

$312,748

4 bd · 2.0 ba · 1,874 sqft · SingleFamily · 109 Days on market

Built 2026 Good condition 2-car garage $167/sqft · 8% below area Est $339k · 8% under

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Why this score? — see what drove the C+ 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 +20.7/30.0
• ARV discount +11.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0

Listing remarks

This impressive 1,874-square-foot two-story home features a spacious open-concept first floor where the kitchen, dining room and family room flow effortlessly together, highlighted by sliding glass doors that open to the backyard. The kitchen shines with shaker-style cabinetry, durable quartz countertops and stainless steel appliances including a slide-in electric range and side-by-side refrigerator. Upstairs, a roomy loft creates separation between the three secondary bedrooms and the tranquil owner's suite, complete with a quartz-topped vanity and full-width mirror.

Key facts

• Open-concept design
• Serene owner's suite
• Covered lanai

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• SPACIOUS LOFT
• SERENE OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $313k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $313k).
• Recommended offer: $285k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,275/mo this rent would consume 54% of the median local household income ($72k/yr) (locally 42% 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $339,000
• List price: $312,748
• Delta: -7.74%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45043 Pipevine Cir	0.22mi	4/2.5	1,874 (0%)	4mo	$329,000	$176	84
45024 Pipevine Cir	0.23mi	4/3.0	1,933 (+3%)	1mo	$421,205	$218	79
16042 Palos Verdes St	0.11mi	5/2.5 (+1)	2,112 (+13%)	1mo	$315,000	$149	66
45037 Pipevine Cir	0.22mi	5/2.5 (+1)	2,112 (+13%)	4mo	$349,000	$165	58
44461 Cable Creek Dr	1.43mi	3/2.0 (-1)	1,654 (-12%)	0mo	$320,000	$193	40
44495 Frontier Dr	1.41mi	3/2.0 (-1)	1,654 (-12%)	9mo	$339,560	$205	33
44450 Frontier Dr	1.49mi	3/2.5 (-1)	2,181 (+16%)	2mo	$441,000	$202	32
44504 Frontier Dr	1.39mi	4/2.5	2,181 (+16%)	8mo	$456,000	$209	32
44480 Frontier Dr	1.43mi	3/2.5 (-1)	2,181 (+16%)	3mo	$428,790	$197	31
44518 Little Blue Heron Way	1.40mi	3/2.5 (-1)	2,272 (+21%)	7mo	$540,000	$238	27
44428 Cable Creek Dr	1.46mi	3/2.0 (-1)	1,483 (-21%)	12mo	$310,805	$210	25
44506 Cable Creek Dr	1.36mi	3/2.0 (-1)	1,483 (-21%)	15mo	$277,500	$187	22

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-19,736
• Equity at exit: $46,632

10-year hold

• IRR: 5.0%
• Equity multiple: 1.39×
• Total profit: $33,756
• Equity at exit: $27,041

Cash invested: $87,569 (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: 22 active · 4 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $322,724 ($170/sqft)
• Median days on market: 12 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +6.6% vs 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: 8.0×

Monthly cashflow live

• Estimated rent: $3,275 medium
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,691/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $426

Break-even live

Break-even rent $2,736

Max offer price $312,748

Occupancy floor 82%

Sensitivity live

Price	-10% $642	-5% $534	+0% $426	+5% $318	+10% $210
Rent	-10% $167	-5% $297	+0% $426	+5% $555	+10% $685
Rate	-1.0pp $583	-0.5pp $505	base $426	+0.5pp $345	+1.0pp $262

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: $78,187
• Closing costs: $9,382
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16042 Palos Verdes St Punta Gorda, FL	5.0	2.5	2112	$3,000	$1.42	5d	1	0.10mi
15918 Green Acres Ave Unit 4521 Punta Gorda, FL	3.0	2.0	2110	$2,400	$1.14	6d	1	1.00mi

Property features AI

Finance

• Financial info: List price $343,698

Exterior

• Parking: 2 total parking spaces including a 2-car garage
• Home design: Single-family new construction (Columbus plan)
• Construction: Living area approximately 1874
• Exterior features: Residential property located at 16018 Palos Verdes St, Punta Gorda, FL 33982

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Columbus plan)Active listing

Listing history 50 events

1. 2026-09-05
   days on market $312,748 Active 109 DOM
2. 2026-09-04
   days on market $312,748 Active 108 DOM
3. 2026-08-31
   days on market $312,748 Active 104 DOM
4. 2026-08-30
   days on market $312,748 Active 103 DOM
5. 2026-08-29
   days on market $312,748 Active 102 DOM
6. 2026-08-28
   days on market $312,748 Active 101 DOM
7. 2026-08-27
   days on market $312,748 Active 100 DOM
8. 2026-08-26
   days on market $312,748 Active 99 DOM
9. 2026-08-25
   days on market $312,748 Active 98 DOM
10. 2026-08-23
    days on market $312,748 Active 96 DOM
11. 2026-08-22
    days on market $312,748 Active 95 DOM
12. 2026-08-21
    days on market $312,748 Active 94 DOM
13. 2026-08-20
    days on market $312,748 Active 93 DOM
14. 2026-08-19
    days on market $312,748 Active 92 DOM
15. 2026-08-18
    price $312,748 Active 91 DOM
16. 2026-08-18
    days on market $316,998 Active 91 DOM
17. 2026-08-17
    days on market $316,998 Active 90 DOM
18. 2026-08-16
    days on market $316,998 Active 89 DOM
19. 2026-08-15
    pricedays on market $316,998 Active 88 DOM
20. 2026-08-14
    days on market $329,748 Active 87 DOM
21. 2026-08-13
    days on market $329,748 Active 86 DOM
22. 2026-08-12
    days on market $329,748 Active 85 DOM
23. 2026-08-12
    days on market $329,748 Active 84 DOM
24. 2026-08-10
    days on market $329,748 Active 83 DOM
25. 2026-08-09
    days on market $329,748 Active 82 DOM
26. 2026-08-08
    days on market $329,748 Active 81 DOM
27. 2026-08-07
    days on market $329,748 Active 80 DOM
28. 2026-08-06
    days on market $329,748 Active 79 DOM
29. 2026-08-05
    days on market $329,748 Active 78 DOM
30. 2026-08-04
    days on market $329,748 Active 77 DOM
31. 2026-08-03
    days on market $329,748 Active 76 DOM
32. 2026-08-01
    days on market $329,748 Active 73 DOM
33. 2026-07-29
    days on market $329,748 Active 71 DOM
34. 2026-07-27
    days on market $329,748 Active 69 DOM
35. 2026-07-24
    days on market $329,748 Active 66 DOM
36. 2026-07-23
    days on market $329,748 Active 65 DOM
37. 2026-07-22
    days on market $329,748 Active 64 DOM
38. 2026-07-21
    days on market $329,748 Active 63 DOM
39. 2026-07-18
    days on market $329,748 Active 60 DOM
40. 2026-07-16
    days on market $329,748 Active 58 DOM
41. 2026-07-16
    days on market $329,748 Active 57 DOM
42. 2026-07-14
    days on market $329,748 Active 56 DOM
43. 2026-07-13
    days on market $329,748 Active 55 DOM
44. 2026-07-12
    pricedays on market $329,748 Active 54 DOM
45. 2026-07-09
    days on market $340,748 Active 51 DOM
46. 2026-07-08
    days on market $340,748 Active 50 DOM
47. 2026-07-07
    days on market $340,748 Active 49 DOM
48. 2026-07-06
    days on market $340,748 Active 48 DOM
49. 2026-07-06
    days on market $340,748 Active 47 DOM
50. 2026-07-04
    days on market $340,748 Active 46 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: $39,300
• − Mortgage interest: −$17,519
• − Property taxes: −$4,691
• − Insurance: −$1,564
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$9,098
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $5,077/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 · 26 photos

Good 80/100 None rehab

This well-maintained two-story home features a modern design with good condition throughout. It offers a spacious layout and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and increase the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

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

• Financial info: List price $343,698

Exterior

• Parking: 2 total parking spaces including a 2-car garage
• Home design: Single-family new construction (Columbus plan)
• Construction: Living area approximately 1874
• Exterior features: Residential property located at 16018 Palos Verdes St, Punta Gorda, FL 33982

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Columbus plan)Active listing