5819 Howard Ln · Punta Gorda, FL 33950

$100,000

3 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 104 Days on market

Built 1959 0.57 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Attention investors, flippers, and builders—this is the value-add opportunity you’ve been waiting for. Situated on over ½ acre in Punta Gorda, this cash-only property offers incredible upside in a highly desirable and growing area. This 3-bedroom home has experienced partial fire damage (with additional smoke impact) and is being sold as-is, making it ideal for a full renovation, rebuild, or investment project. The structure offers a starting point, but the real value lies in the oversized lot, location, and flexibility. X Flood Zone – No flood insurance required. No HOA or CDD – bring your toys, boats, or RVs. Partially fenced yard already in place. Room to e

Key facts

• Over half an acre
• No cdd
• Ready for renovation

Tags

• OVER HALF AN ACRE
• NO HOA
• NO CDD
• X FLOOD ZONE
• READY FOR RENOVATION
• PART OF THE YARD FENCED

Property features AI

Finance

• Other: Homestead-exempt status; Property zoned RSF5; Total living area approximately 1,510 sq ft (public records); Building area total approximately 1,710 sq ft; Lot roughly 0.57 acres (about 50 x 100)
• HOA & community: No association required

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; Broadband/high-speed internet available; Sewer connected; Water connected
• Home design: Single-family residence; Residential property in fixer condition; One-story; North-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Enclosed, screened rear porch; Rain gutters; Chain-link fence; Mature landscaping; Landscaped, level and oversized lot; Paved areas; Concrete road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Inside utility room
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 11 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 ($76k/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 $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.35% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.15%
• DSCR: 2.83
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $297,470
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5910 Oakview Ln	0.13mi	3/2.0	1,416 (-6%)	3mo	$195,000	$138	77
26138 Stillwater Cir	0.62mi	3/2.0	1,675 (+11%)	5mo	$275,000	$164	45
9534 Turtle Grass Cir	0.45mi	3/2.0	1,672 (+11%)	16mo	$328,999	$197	44
9584 Turtle Grass Cir	0.53mi	3/2.0	1,672 (+11%)	14mo	$322,999	$193	42
9983 Bishop Creek Way	0.57mi	3/2.0	1,326 (-12%)	22mo	$290,000	$219	31
26276 Stillwater Cir	0.61mi	2/2.0 (-1)	1,378 (-9%)	21mo	$300,000	$218	30

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: 33.9%
• Equity multiple: 2.37×
• Total profit: $38,232
• Equity at exit: $14,910

10-year hold

• IRR: 39.0%
• Equity multiple: 4.08×
• Total profit: $86,104
• Equity at exit: $8,646

Cash invested: $28,000 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$524
• Tax from tax record: −$328 /mo · $3,939/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $960

Break-even live

Break-even rent $1,132

Max offer price $100,000

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	0.42mi
9975 Bishop Creek Way Punta Gorda, FL	3.0	2.0	1899	$2,300	$1.21	21d	1	0.60mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	0.63mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	21d	1	0.65mi
9996 Spring Gulch Ln Punta Gorda, FL	4.0	2.0	1950	$1,895	$0.97	21d	1	0.65mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	13d	27	0.94mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.00mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	1.06mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	1.08mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	1.12mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $100,000 Active 104 DOM
2. 2026-06-17
   days on market $100,000 Active 103 DOM
3. 2026-06-16
   days on market $100,000 Active 102 DOM
4. 2026-06-15
   days on market $100,000 Active 101 DOM
5. 2026-06-14
   days on market $100,000 Active 99 DOM
6. 2026-06-13
   days on market $100,000 Active 98 DOM
7. 2026-06-10
   days on market $100,000 Active 96 DOM
8. 2026-06-09
   days on market $100,000 Active 95 DOM
9. 2026-06-08
   days on market $100,000 Active 94 DOM
10. 2026-06-07
    days on market $100,000 Active 93 DOM
11. 2026-06-05
    days on market $100,000 Active 90 DOM
12. 2026-06-03
    days on market $100,000 Active 89 DOM
13. 2026-06-02
    days on market $100,000 Active 88 DOM
14. 2026-06-01
    days on market $100,000 Active 87 DOM
15. 2026-05-31
    days on market $100,000 Active 86 DOM
16. 2026-05-30
    days on market $100,000 Active 85 DOM
17. 2026-04-29
    price $100,000
18. 2026-03-19
    price $105,000
19. 2026-03-06
    listed $115,000 Active
20. 1994-03-02
    soldstatus $35,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,939 · $328/mo
• Projected year-2 tax: $3,939 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,171
• − Mortgage interest: −$5,602
• − Property taxes: −$3,939
• − Insurance: −$500
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$2,909
• Taxable income: $10,713
• Est. tax owed @ 24.0%: −$2,571
• After-tax cash flow: $8,951/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): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+185.7% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1994-03-02 Sold (Public Records) $35,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,939 · -11.3% YoY. Source: county tax records.