28546 Sweet Meadow Dr · Punta Gorda, FL 33955

$224,499

3 bd · 2.5 ba · 1,343 sqft · Townhouse · 77 Days on market

Built 2026 $256/mo HOA · 11% 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 +15.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +4.8/10.0
• 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

Discover the enchanting new community of Willow in Punta Gorda, where unparalleled resort-style amenities meet effortless coastal living just minutes from Charlotte Harbor. Willow encourages a lifestyle centered around wellness, recreation and holistic living. Craft a personal workout at the state-of-the-art fitness center, find your zen on the yoga lawn or pick up a paddle to play a lively game with new friends on the pickleball courts. This new two-story townhome features a smart layout designed to maximize space. On the first floor is an open-plan layout connecting a multifunctional kitchen, lovely dining area and welcoming Great Room, which features sliding glass doors to a patio that&r

Key facts

• Pickleball courts
• Open plan layout
• Yoga lawn

Tags

• RESORT STYLE AMENITIES
• YOGA LAWN
• PICKLEBALL COURTS
• OPEN PLAN LAYOUT
• MULTIFUNCTIONAL KITCHEN
• WELCOMING GREAT ROOM

Property features AI

Finance

• Other: Part of an 8-unit building (building has 2 floors); Located in the Willow at Punta Gorda development; Restrictions: architectural, deeded, no RV
• HOA & community: Mandatory HOA; Quarterly master HOA fee of $768; Master HOA covers insurance, irrigation water, lawn/land maintenance, legal/accounting, management, and recreation facilities; Community amenities include clubhouse, community pool, community room, community park, pickleball, tennis courts, sidewalks, streetlights, underground utilities, and internet access; Community is gated; One-time fee of $4,950; Total annual recurring fees $3,072

Exterior

• Parking: Attached 1-car garage
• Security: Shutters for storm protection; Smoke detectors
• Utilities: Central water; Central sewer; Cable available; Central electric cooling
• Home design: Residential townhouse; 1-story/ranch, traditional style; Rear exposure facing southwest; New construction (2026)
• Construction: Concrete block construction; Built in 2026
• Exterior features: Shingle roof; Stucco exterior finish; Single-hung and sliding windows; Manual shutters; Landscaped area view; Irrigation: lake/canal and reclaimed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/ice-maker; Freezer; Breakfast bar; Dining (family) area; Pantry
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom with dual sinks and shower
• Heating & cooling: Central electric cooling
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Open porch/lanai; Guest bath; Guest room; Laundry in residence; Great room floor plan; Split bedrooms
• Laundry & utility: Washer; Dryer; Laundry inside residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $224k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• 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: 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 21d 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 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 $7k 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 77 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,029 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 7.8

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-30,333
• Equity at exit: $33,474

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-18,092
• Equity at exit: $19,411

Cash invested: $62,860 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,404 medium
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$281 /mo · $3,367/yr
• Insurance: −$94
• HOA: −$256
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $92

Break-even live

Break-even rent $2,288

Max offer price $224,499

Occupancy floor 91%

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	20d	1	0.16mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	20d	1	0.51mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	1.31mi

HOA detail

• Monthly dues: $256 · $3,072/yr
• Likely covers: gym

Listing history 20 events

1. 2026-06-18
   days on market $224,499 Active 77 DOM
2. 2026-06-17
   days on market $224,499 Active 76 DOM
3. 2026-06-16
   days on market $224,499 Active 75 DOM
4. 2026-06-15
   days on market $224,499 Active 74 DOM
5. 2026-06-14
   days on market $224,499 Active 72 DOM
6. 2026-06-13
   days on market $224,499 Active 71 DOM
7. 2026-06-10
   days on market $224,499 Active 69 DOM
8. 2026-06-09
   days on market $224,499 Active 68 DOM
9. 2026-06-08
   days on market $224,499 Active 67 DOM
10. 2026-06-07
    days on market $224,499 Active 66 DOM
11. 2026-06-05
    days on market $224,499 Active 63 DOM
12. 2026-06-03
    days on market $224,499 Active 62 DOM
13. 2026-06-02
    days on market $224,499 Active 61 DOM
14. 2026-06-01
    days on market $224,499 Active 60 DOM
15. 2026-05-31
    days on market $224,499 Active 59 DOM
16. 2026-05-30
    days on market $224,499 Active 58 DOM
17. 2026-05-11
    status Pending
18. 2026-05-04
    status Active
19. 2026-03-23
    status Pending
20. 2026-02-04
    listed $224,499 Active

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,851
• − Mortgage interest: −$12,575
• − Property taxes: −$3,367
• − Insurance: −$1,122
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − HOA: −$3,072
• − Depreciation: −$6,531
• Taxable loss: −$2,434
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,687/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

4 events — show timeline

• 2026-05-11 Pending — NAPLESMLS
• 2026-05-04 Relisted — NAPLESMLS
• 2026-03-23 Pending — NAPLESMLS
• 2026-02-04 Listed $224,499 NAPLESMLS