27101 Aloha Dr · Punta Gorda, FL 33955

$269,900

3 bd · 3.0 ba · 1,057 sqft · Land · 65 Days on market

Built 2026 9,583 sqft lot

---

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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

Key facts

• Spacious yard
• Conversion option
• Functional island

Tags

• IMPACT RESISTANT WINDOWS
• FUNCTIONAL ISLAND
• SPACIOUS YARD
• PAVER DRIVEWAY
• CONVERSION OPTION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached garage (1 covered space)
• Security: Security/high impact doors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story; New construction; Faces north; Entry level 1
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Security/high impact doors; Rectangular lot; South exposure; Lot dimensions approximately 80 x 120

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Master bedroom (10.4 x 11.2); Bedroom (10.3 x 8.7); Bedroom (10.2 x 9.3); Bedroom on main level
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Single-hung windows with impact glass; Breakfast bar; Eat-in kitchen; Kitchen island; Pantry; Family/Dining room; Living/Dining room; Bathtub; Unfurnished
• Laundry & utility: Unspecified laundry (no appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-6 ($-76/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (12.8% below list).
• Recommended offer: $235k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/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

• It's been on market 65 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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.
• Current owner paid $18k; list at $270k implies a 1399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,304 (12.8% 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 65 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-44,102
• Equity at exit: $40,243

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-38,777
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-6

Break-even live

Break-even rent $2,361

Max offer price $268,986

Occupancy floor 95%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27382 Pasadena Dr Punta Gorda, FL	3.0	1.0	800	$1,445	$1.81	21d	1	0.54mi

Listing history 35 events

1. 2026-06-18
   days on market $269,900 Active 65 DOM
2. 2026-06-17
   days on market $269,900 Active 64 DOM
3. 2026-06-16
   days on market $269,900 Active 63 DOM
4. 2026-06-15
   days on market $269,900 Active 62 DOM
5. 2026-06-14
   days on market $269,900 Active 60 DOM
6. 2026-06-13
   days on market $269,900 Active 59 DOM
7. 2026-06-10
   days on market $269,900 Active 57 DOM
8. 2026-06-09
   days on market $269,900 Active 56 DOM
9. 2026-06-08
   days on market $269,900 Active 55 DOM
10. 2026-06-07
    days on market $269,900 Active 54 DOM
11. 2026-06-05
    days on market $269,900 Active 51 DOM
12. 2026-06-03
    days on market $269,900 Active 50 DOM
13. 2026-06-02
    days on market $269,900 Active 49 DOM
14. 2026-06-01
    days on market $269,900 Active 48 DOM
15. 2026-05-31
    days on market $269,900 Active 47 DOM
16. 2026-05-30
    days on market $269,900 Active 46 DOM
17. 2026-04-13
    listed $269,900 Active
18. 2024-11-15
    soldstatus $18,000
19. 2024-09-01
    soldstatus $18,000 Closed 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

20. 2024-09-01
    soldstatus $18,000 Closed 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

21. 2024-08-17
    soldstatus $36,000
22. 2024-07-23
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

23. 2024-07-23
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

24. 2023-11-14
    listed $19,000 Active 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

25. 2023-11-13
    listed $19,000 Active 107-char remark

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

26. 2023-11-13
    historical

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

27. 2023-11-13
    historical

    Show marketing remark (107 chars)

    Very nice southern rear exposure lot in Tropical Gulf Acres. Same owner has an adjoining lot also for sale.

28. 2022-11-19
    status Active
29. 2022-11-14
    listed $19,000 Active
30. 2022-11-12
    historical
31. 2022-11-12
    historical
32. 2022-07-02
    listed $19,000 Active
33. 2021-11-13
    listed $19,000 Active
34. 2010-02-05
    soldstatus $4,000
35. 2010-01-12
    listed $4,250

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,236
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$7,852
• Taxable loss: −$4,650
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,040/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

Price history

+6250.6% since first listed

19 events — show timeline

• 2026-04-13 Listed $269,900 FORTMLS
• 2024-11-15 Sold (Public Records) $18,000 Public Records
• 2024-09-01 Sold (MLS) $18,000 FORTMLS
• 2024-09-01 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-17 Sold (Public Records) $36,000 Public Records
• 2024-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-23 Pending — FORTMLS
• 2023-11-14 Listed $19,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Listing Removed — FORTMLS
• 2023-11-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Listed $19,000 FORTMLS
• 2022-11-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-14 Listed $19,000 FORTMLS
• 2022-11-12 Listing Removed — FORTMLS
• 2022-11-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-02 Listed $19,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-13 Listed $19,000 FORTMLS
• 2010-02-05 Sold (MLS) $4,000 Stellar MLS as Distributed by MLS Grid
• 2010-01-12 Listed $4,250 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $380 · +20.8% YoY. Source: county tax records.