29475/29477 Peace River Shores Blvd · Harbour Heights, FL 33982

$365,000

4 bd · 4.0 ba · 2,097 sqft · Land public records · 36 Days on market

Built 2022 10,171 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +2.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Modern income-producing duplex built in 2022 offering the ideal blend of cash flow, flexibility, and long-term upside. Featuring mirror-image 2BR/2BA floorplans with separate driveways, private entrances, and matching layouts, this property is perfectly suited for investors, multi-generational living, or owner-occupants looking to offset expenses with rental income. One unit is currently leased, creating immediate cash flow from day one. Located in a rapidly growing area approximately 15 minutes from where Amazon just purchased 230+ acres, 13 minutes to Punta Gorda Airport, and under 20 minutes to Fishermen’s Village and downtown Punta Gorda. Built outside of a flood zone with no flood insurance required, offering added peace of mind and lower ownership costs. Designed for low-maintenance ownership and strong long-term rental appeal, this newer construction duplex stands out from older inventory commonly found throughout the area. The thoughtfully designed layouts provide comfortable living spaces, modern functionality, and privacy for each unit, making the property attractive to both tenants and future buyers alike. With Southwest Florida continuing to experience population and job growth, this location positions owners to benefit from increasing housing demand, expanding infrastructure, and future appreciation potential. Whether you are looking to grow your investment portfolio, generate passive income, or live in one unit while renting the other, this property checks all the boxes. 2025 gross income: $35,417.

Key facts

• Private entrances
• Separate driveways
• 0.23 acre lot

Tags

• INCOME PRODUCING DUPLEX
• PRIVATE ENTRANCES
• SEPARATE DRIVEWAYS
• NEWER CONSTRUCTION DUPLEX
• BUILT OUTSIDE OF FLOOD ZONE
• STRONG LONG TERM RENTAL APPEAL

Property features AI

Finance

• Other: Zoning: RMF10; Property has additional parcels; Two lots on site (total acreage less than 1/4 acre, approx 0.23 acres)
• Financial info: Annual net income reported for the property; Lease terms: Other; No lease restrictions indicated
• HOA & community: No association; Pets allowed (cats and dogs OK)

Exterior

• Parking: Parking details not specified (directions note parking in a driveway at nearby address)
• Utilities: Well water; Private sewer; Electricity connected; Cable available
• Home design: Residential income property (duplex); Single-story buildings: 1 building on site; Facing direction not specified; Entry level not specified
• Construction: Stucco exterior; Shingle roof; Block foundation; Built year not specified
• Exterior features: Covered rear porch

Interior

• Kitchen: Kitchen included in an open kitchen/family room layout
• Bedrooms: 4 bedrooms total
• Bathrooms: Multiple bathrooms (units include 2 baths each)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with kitchen/family room combo; Living room/dining room combo; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Electric dryer hookup; Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath land listed at $365k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (25.8% below list).
• Recommended offer: $271k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, 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.
• 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 45% 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 $3k of loan paydown is wiped out by about $11k 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 36 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $314k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $270,808 (25.8% 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 36 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.74% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 11.2

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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-89,389
• Equity at exit: $54,423

10-year hold

• IRR: -18.5%
• Equity multiple: -0.05×
• Total profit: $-107,360
• Equity at exit: $31,559

Cash invested: $102,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,708 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$599 /mo · $7,187/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-526

Break-even live

Break-even rent $3,374

Max offer price $272,123

Occupancy floor —

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $365,000 Active 36 DOM
2. 2026-06-17
   days on market $365,000 Active 35 DOM
3. 2026-06-16
   days on market $365,000 Active 34 DOM
4. 2026-06-15
   days on market $365,000 Active 33 DOM
5. 2026-06-14
   days on market $365,000 Active 31 DOM
6. 2026-06-13
   days on market $365,000 Active 30 DOM
7. 2026-06-10
   days on market $365,000 Active 28 DOM
8. 2026-06-09
   days on market $365,000 Active 27 DOM
9. 2026-06-08
   days on market $365,000 Active 26 DOM
10. 2026-06-07
    days on market $365,000 Active 25 DOM
11. 2026-06-05
    statusdays on market $365,000 Active 22 DOM
12. 2026-06-01
    statusdays on market $365,000 Pending 21 DOM
13. 2026-05-31
    days on market $365,000 Active 20 DOM
14. 2026-05-30
    days on market $365,000 Active 19 DOM
15. 2026-05-11
    listed $365,000 Active
16. 2026-05-08
    listed $365,000 Active 1543-char remark

    Show marketing remark (1543 chars)

    Modern income-producing duplex built in 2022 offering the ideal blend of cash flow, flexibility, and long-term upside. Featuring mirror-image 2BR/2BA floorplans with separate driveways, private entrances, and matching layouts, this property is perfectly suited for investors, multi-generational living, or owner-occupants looking to offset expenses with rental income. One unit is currently leased, creating immediate cash flow from day one. Located in a rapidly growing area approximately 15 minutes from where Amazon just purchased 230+ acres, 13 minutes to Punta Gorda Airport, and under 20 minutes to Fishermen’s Village and downtown Punta Gorda. Built outside of a flood zone with no flood insurance required, offering added peace of mind and lower ownership costs. Designed for low-maintenance ownership and strong long-term rental appeal, this newer construction duplex stands out from older inventory commonly found throughout the area. The thoughtfully designed layouts provide comfortable living spaces, modern functionality, and privacy for each unit, making the property attractive to both tenants and future buyers alike. With Southwest Florida continuing to experience population and job growth, this location positions owners to benefit from increasing housing demand, expanding infrastructure, and future appreciation potential. Whether you are looking to grow your investment portfolio, generate passive income, or live in one unit while renting the other, this property checks all the boxes. 2025 gross income: $35,417.

17. 2023-08-08
    soldstatus $314,004
18. 2020-07-14
    soldstatus $5,500
19. 2020-07-12
    soldstatus $5,500 Sold 439-char remark

    Show marketing remark (439 chars)

    Build your dream home on this quarter acre residential building lot in the rural community of Peace River Shores in Punta Gorda. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico.

20. 2020-05-11
    status Pending 439-char remark

    Show marketing remark (439 chars)

    Build your dream home on this quarter acre residential building lot in the rural community of Peace River Shores in Punta Gorda. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico.

21. 2020-04-15
    price $5,500 439-char remark

    Show marketing remark (439 chars)

    Build your dream home on this quarter acre residential building lot in the rural community of Peace River Shores in Punta Gorda. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico.

22. 2020-03-09
    listed $4,500 Active 439-char remark

    Show marketing remark (439 chars)

    Build your dream home on this quarter acre residential building lot in the rural community of Peace River Shores in Punta Gorda. Proximity to waterways, local beaches, dining, shopping, and golf courses makes this property ideal for the Florida lifestyle. Also, easy access to public parks with bike and walking trails and picnic areas, and boat ramps providing access to many waterways, beautiful Charlotte Harbor, and the Gulf of Mexico.

23. 2005-09-22
    listed $49,000
24. 2005-07-27
    soldstatus $45,000
25. 2005-05-10
    historical
26. 2005-03-26
    listed $49,900

ⓘ 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: $7,187 · $599/mo
• Projected year-2 tax: $7,187 · $599/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,497
• − Mortgage interest: −$20,446
• − Property taxes: −$7,187
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$10,618
• Taxable loss: −$12,779
• Est. tax savings @ 24.0%: +$3,067
• After-tax cash flow: $-3,242/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B 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

+631.5% since first listed

12 events — show timeline

• 2026-05-11 Listed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $365,000 FORTMLS
• 2023-08-08 Sold (Public Records) $314,004 Public Records
• 2020-07-14 Sold (Public Records) $5,500 Public Records
• 2020-07-12 Sold (MLS) $5,500 Stellar MLS as Distributed by MLS Grid
• 2020-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-15 Price Changed $5,500 Stellar MLS as Distributed by MLS Grid
• 2020-03-09 Listed $4,500 Stellar MLS as Distributed by MLS Grid
• 2005-09-22 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-27 Sold (Public Records) $45,000 Public Records
• 2005-05-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-03-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+27.3%/yr

Latest (2025): $7,187 · -5.9% YoY. Source: county tax records.