8297 Strasse Blvd · Cleveland, FL 33982

$277,500

3 bd · 2.0 ba · 1,213 sqft · Land · 423 Days on market

Built 2025 0.62 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Price reduced $10K, * * Seller WILL ASSIST with BUYERS CLOSING COST * * Come see this beautifully crafted, new custom-built 3-bedroom, 2-bath home that sits on 2/3's of an acre of agriculturally zoned land, offering plenty of space and versatility. Inside, you'll find beautiful touches throughout, including luxurious NEW granite countertops, NEW Moen faucets, and Brand-New luxury vinyl flooring that adds warmth and durability. The home features a NEW metal roof and a NEW air conditioning unit, ensuring comfort and efficiency year-round. Exterior durability is enhanced with premium concrete Hardie Board siding, designed for Florida's climate. In addition, the home is equipped with a Brand

Key facts

• Metal roof
• Moen faucets
• Granite countertops

Tags

• CUSTOM BUILT HOME
• GRANITE COUNTERTOPS
• MOEN FAUCETS
• LUXURY VINYL FLOORING
• METAL ROOF
• AIR CONDITIONING UNIT

Property features AI

Finance

• Other: Builder: Safe IRA Homes; Custom builder model; Living area reported by builder; Lot approximately 0.63 acres (1/2 to less than 1 acre); One well and one septic on property; Zoning: AG
• HOA & community: Pets allowed; No association approval required

Exterior

• Parking: Driveway parking; Guest parking; Open parking; Parking pad; RV access/parking
• Utilities: Well water; Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; East-facing; Residential property in completed condition
• Construction: Cement siding; Metal roof; Pillar/post/pier foundation; New construction
• Exterior features: Deck; French doors; Private mailbox; Mature landscaping with trees; Landscaped yard; Wooded areas; Cleared lot; City limits location; In-county; Zoned for horses; Limerock road access

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid wood cabinets; Stone counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry; Laundry closet; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $278k.

Deal economics

• At list price, monthly cash flow is $53 ($642/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (10.1% below list).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.8% in Cleveland — 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 67/100 on livability (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, 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); 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); 1037 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% of the median local income ($72k/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 423 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $42k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $278k implies a 178% 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; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-38,653
• Equity at exit: $41,376

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-17,072
• Equity at exit: $23,993

Cash invested: $77,700 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,162/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $53

Break-even live

Break-even rent $2,428

Max offer price $277,500

Occupancy floor 93%

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $277,500 Active 423 DOM
2. 2026-06-17
   days on market $277,500 Active 422 DOM
3. 2026-06-16
   days on market $277,500 Active 421 DOM
4. 2026-06-15
   days on market $277,500 Active 420 DOM
5. 2026-06-14
   days on market $277,500 Active 418 DOM
6. 2026-06-13
   days on market $277,500 Active 417 DOM
7. 2026-06-10
   days on market $277,500 Active 415 DOM
8. 2026-06-09
   days on market $277,500 Active 414 DOM
9. 2026-06-08
   days on market $277,500 Active 413 DOM
10. 2026-06-05
    days on market $277,500 Active 409 DOM
11. 2026-06-02
    days on market $277,500 Active 407 DOM
12. 2026-06-01
    days on market $277,500 Active 406 DOM
13. 2026-05-31
    days on market $277,500 Active 405 DOM
14. 2026-05-30
    days on market $277,500 Active 404 DOM
15. 2026-05-01
    price $277,500
16. 2026-04-20
    status Active
17. 2026-04-18
    historical
18. 2025-12-08
    price $287,500
19. 2025-06-10
    price $299,750
20. 2025-04-19
    listed $319,750 Active
21. 2023-06-02
    historical
22. 2022-10-17
    status Active
23. 2022-10-03
    status Pending
24. 2022-09-09
    price $349,000
25. 2022-09-06
    status Active
26. 2022-05-21
    listed $359,000 Active
27. 2020-08-17
    soldstatus $100,000

ⓘ 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 7/10 Severe
• 🌡 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: $29,943
• − Mortgage interest: −$15,544
• − Property taxes: −$4,162
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,073
• Taxable loss: −$4,015
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $1,606/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (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%

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

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

+177.5% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $277,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $287,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $299,750 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $319,750 Stellar MLS as Distributed by MLS Grid
• 2023-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Price Changed $349,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-21 Listed $359,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-17 Sold (Public Records) $100,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $308 · +3.3% YoY. Source: county tax records.