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17094 Acapulco Rd #321 🌊 Lakefront
A- Composite 80.82
Why this score? — see what drove the A- 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
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Schools +5.5/10.0
  • Condition / age +4.0/5.0
  • Livability +3.8/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$249,000

17094 Acapulco Rd #321 · Punta Gorda, FL 33955
3 bd · 2.0 ba · 1,644 sqft · Condo public records · 166 Days on market
Built 2008 Good condition Garage $151/sqft · 30% below area Est $354k · 30% under · waterfront $726/mo HOA · 16% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This striking tropical oasis drenched with Florida sunshine will be a great place to call home! This second level condo has been beautifully refreshed with impressive finishes that are visually pleasing while providing comfort and convenience, including a BRAND NEW CHAMPION 2 ZONE A/C SYSTEM WITH A 10-YEAR TRANSFERRABLE PARTS & LABOR WARRANTY. Nestled close to the western edge of this deed restricted community, you will enjoy peace and tranquility while taking in sights of Florida wildlife in your own backyard.

Key facts

  • Impact glass windows
  • Primary suite
  • Screened lanai

Tags

IMPACT GLASS WINDOWSSCREENED LANAIMEANDERING PONDUPDATED KITCHENBREAKFAST BARPRIMARY SUITE

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath condo listed at $249k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $650 ($8k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($4k rent vs $249k).
  • Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
  • Cap rate 11.5% vs local median 3.4% 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); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
  • Market conditions: 1669 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
  • At $4,412/mo this rent would consume 69% of the median local household income ($77k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
  • At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 166 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts since 12y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

  • Watch-outs: flood insurance adds $427/mo.
  • Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

  1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
  9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
  10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
  11. 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.
  12. 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.
  13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.77%
Cap rate
11.48%
Cash-on-cash
18.53%
DSCR
1.82
GRM
4.7

CMA / ARV

ARV (median comp)
$353,677
List price
$249,000
Delta
-29.60%
Verdict
UNDERPRICED
Comps
17 within 1.0 mi

Projected returns pro-forma

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

5-year hold
IRR
0.7%
Equity multiple
1.03×
Total profit
$1,807
Equity at exit
$37,127
10-year hold
IRR
10.6%
Equity multiple
1.83×
Total profit
$57,940
Equity at exit
$21,529

Cash invested: $69,720 (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.

ZIP-level market 33955

Home prices YoY
-24.5%
Active inventory
1669
Price-to-rent
4.7×

Monthly cashflow live

Estimated rent
$4,412 high interval (Pro) →
Mortgage (P&I)
$1,306
Tax from tax record
$273 /mo · $3,280/yr
Insurance
$104
Flood insurance flood zone
−$427 /mo · $5,118/yr
HOA
$726
Vacancy / Maint / Mgmt
$927
Net cashflow
$650

Break-even live

Break-even rent $3,589
Max offer price $249,000
Occupancy floor 80%

Sensitivity live

Price -10% $791 -5% $721 +0% $650 +5% $580 +10% $509
Rent -10% $302 -5% $476 +0% $650 +5% $824 +10% $999
Rate -1.0pp $775 -0.5pp $713 base $650 +0.5pp $586 +1.0pp $520

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
$62,250
Closing costs
$7,470
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 19 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
17314 Cape Horn Blvd Punta Gorda, FL 3.0 2.0 2216 $2,800 $1.26 62d 1 0.63mi
17434 Oro Ct Punta Gorda, FL 3.0 2.5 1864 $2,000 $1.07 70d 1 0.88mi
16229 Cape Horn Blvd Punta Gorda, FL 3.0 2.0 1726 $2,749 $1.59 70d 1 1.08mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL 3.0 2.0 1937 $6,250 $3.23 72d 1 1.12mi
24417 Baltic Ave #1102 Punta Gorda, FL 2.0 2.0 1788 $5,250 $2.94 72d 1 1.15mi
5050 Marianne Key Rd Unit 1B Punta Gorda, FL 2.0 2.0 1347 $4,500 $3.34 65d 1 1.27mi
3255 Sugarloaf Key Rd Unit 31B Punta Gorda, FL 2.0 2.0 1516 $3,000 $1.98 65d 1 1.27mi
2060 Matecumbe Key Rd Punta Gorda, FL 2.0–3.0 2.0 1271 $5,400 $4.25 39d 2 1.27mi
2060 Matecumbe Key Rd Punta Gorda, FL 2.0–3.0 2.0 1271 $5,400 $4.25 72d 3 1.27mi
4005 Big Pass Ln Punta Gorda, FL 2.0 2.0 1423 $5,500 $3.87 65d 1 1.28mi
3020 Matecumbe Key Rd #103 Punta Gorda, FL 2.0 2.0 1148 $5,200 $4.53 72d 1 1.37mi
1610 Islamorada Blvd Unit 64A Punta Gorda, FL 2.0 2.0 1516 $2,000 $1.32 72d 1 1.41mi
3471 Sunset Key Cir #102 Punta Gorda, FL 3.0 2.0 1991 $5,750 $2.89 72d 1 1.42mi
16107 Badalona Dr Punta Gorda, FL 3.0 2.0 1508 $1,895 $1.26 70d 1 1.42mi
16077 Badalona Dr Punta Gorda, FL 3.0 2.0 1508 $1,895 $1.26 70d 1 1.46mi
1001 Islamorada Blvd Unit 12A Punta Gorda, FL 2.0 2.0 1365 $1,600 $1.17 65d 1 1.48mi
3313 Sunset Key Cir Punta Gorda, FL 3.0 2.0–3.0 2089 $6,750 $3.23 72d 4 1.50mi
3313 Sunset Key Cir Unit Reservation spot 1 Punta Gorda, FL 2.0 2.0 2099 $2,750 $1.31 72d 1 1.50mi
3313 Sunset Key Cir Punta Gorda, FL 3.0 2.0–3.0 2089 $5,500 $2.63 27d 5 1.50mi

Property features AI

Finance

Other
Homestead status indicated
Financial info
Total annual fees: $8,712Lease restrictions apply
HOA & community
Association: Star Hospitality Management/Jordan (association approval required)Monthly condo fee: $726 (includes pool, escrow reserves, insurance, structure & grounds maintenance, management, pest control, sewer, water)Association amenities: Pool, park, playground, maintenanceCommunity features: Buyer approval required, deed restrictions, irrigation (reclaimed water), special community restrictionsPets allowed with limits (max approx. 35 lbs)

Exterior

Parking
Deeded parkingAttached garage (1 car) with garage door openerGuest and open parking availableGround level access
Security
Association-managed community (association approval required)
Utilities
Public waterPublic sewerElectricity connectedCable connectedBB/HS Internet available
Home design
Residential condominium2 total storiesUnit on 2nd floorWest-facing
Construction
Block and stucco constructionTile roofSlab foundationBuilding identified as BLDG 3Completed property
Exterior features
Rear screened porchSliding doorsSidewalksLandscaped with treesLevel lotNear golf course and marinaPaved public road access

Interior

Kitchen
DishwasherDisposalMicrowaveRangeRefrigeratorSolid surface and stone counters
Bedrooms
3 bedrooms
Flooring
CarpetCeramic tileHardwood
Bathrooms
2 full bathrooms
Heating & cooling
Central heating (electric)Central air conditioning
Interior features
Ceiling fansHigh ceilingsOpen floorplan with living room/dining room comboSplit bedroom layoutSolid surface and stone countersWalk-in closet(s)Window treatments (including shutters)
Laundry & utility
Inside laundry roomWasher and dryer includedInside utility room

HOA detail $726/mo · $8,712/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $249,000 Active 166 DOM
  2. 2026-08-07
    days on market $249,000 Active 165 DOM
  3. 2026-08-06
    days on market $249,000 Active 164 DOM
  4. 2026-08-05
    days on market $249,000 Active 163 DOM
  5. 2026-08-04
    days on market $249,000 Active 162 DOM
  6. 2026-08-03
    days on market $249,000 Active 161 DOM
  7. 2026-08-01
    days on market $249,000 Active 158 DOM
  8. 2026-07-29
    days on market $249,000 Active 156 DOM
  9. 2026-07-27
    days on market $249,000 Active 154 DOM
  10. 2026-07-25
    days on market $249,000 Active 152 DOM
  11. 2026-07-24
    days on market $249,000 Active 151 DOM
  12. 2026-07-23
    days on market $249,000 Active 150 DOM
  13. 2026-07-22
    days on market $249,000 Active 149 DOM
  14. 2026-07-21
    days on market $249,000 Active 148 DOM
  15. 2026-07-18
    days on market $249,000 Active 145 DOM
  16. 2026-07-16
    days on market $249,000 Active 143 DOM
  17. 2026-07-16
    days on market $249,000 Active 142 DOM
  18. 2026-07-14
    days on market $249,000 Active 141 DOM
  19. 2026-07-13
    days on market $249,000 Active 140 DOM
  20. 2026-07-12
    days on market $249,000 Active 139 DOM
  21. 2026-07-09
    days on market $249,000 Active 136 DOM
  22. 2026-07-08
    days on market $249,000 Active 135 DOM
  23. 2026-07-07
    days on market $249,000 Active 134 DOM
  24. 2026-07-06
    days on market $249,000 Active 133 DOM
  25. 2026-07-06
    days on market $249,000 Active 132 DOM
  26. 2026-07-04
    days on market $249,000 Active 131 DOM
  27. 2026-07-03
    days on market $249,000 Active 130 DOM
  28. 2026-07-02
    days on market $249,000 Active 129 DOM
  29. 2026-07-01
    days on market $249,000 Active 128 DOM
  30. 2026-06-30
    days on market $249,000 Active 127 DOM
  31. 2026-06-29
    days on market $249,000 Active 126 DOM
  32. 2026-06-28
    days on market $249,000 Active 125 DOM
  33. 2026-06-28
    days on market $249,000 Active 124 DOM
  34. 2026-06-27
    days on market $249,000 Active 123 DOM
  35. 2026-06-25
    days on market $249,000 Active 121 DOM
  36. 2026-06-23
    days on market $249,000 Active 119 DOM
  37. 2026-06-22
    days on market $249,000 Active 118 DOM
  38. 2026-06-18
    days on market $249,000 Active 115 DOM
  39. 2026-06-17
    days on market $249,000 Active 114 DOM
  40. 2026-06-16
    days on market $249,000 Active 113 DOM
  41. 2026-06-15
    days on market $249,000 Active 112 DOM
  42. 2026-06-14
    days on market $249,000 Active 110 DOM
  43. 2026-06-13
    days on market $249,000 Active 109 DOM
  44. 2026-06-10
    days on market $249,000 Active 107 DOM
  45. 2026-06-09
    days on market $249,000 Active 106 DOM
  46. 2026-06-08
    days on market $249,000 Active 105 DOM
  47. 2026-06-07
    days on market $249,000 Active 104 DOM
  48. 2026-06-05
    days on market $249,000 Active 101 DOM
  49. 2026-06-03
    days on market $249,000 Active 100 DOM
  50. 2026-06-02
    days on market $249,000 Active 99 DOM

ⓘ 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
$3,280 · $273/mo
Projected year-2 tax
$3,280 · $273/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
  • 🔥 Wildfire 5/10 Major
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$52,944
− Mortgage interest
−$13,948
− Property taxes
−$3,280
− Insurance
−$6,364
− Repairs & maintenance
−$4,236
− Management
−$4,236
− HOA
−$8,712
− Depreciation
−$7,244
Taxable income
$4,926
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,182
After-tax cash flow
$6,619/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,220–$24,660 screening

This well-maintained townhouse is ready for move-in with a fresh A/C system and a beautiful landscape. It offers a good return on investment for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

  • Both New A/C system — Improves comfort and energy efficiency
  • Both Landscaping enhancements — Enhances curb appeal and property value
  • Both Paint touch-ups — Maintains curb appeal and enhances property value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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
B Composite livability gradescore 76/100

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 · 198,646 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
11% of renters

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

Price history

+84.6% since first listed
16 events — show timeline
  • 2026-04-21 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
  • 2026-02-23 Listed $265,000 Stellar MLS as Distributed by MLS Grid
  • 2024-08-14 Listing Removed FORTMLS
  • 2024-04-10 Price Changed $329,000 FORTMLS
  • 2024-04-08 Listed $329,000 Stellar MLS as Distributed by MLS Grid
  • 2024-04-08 Listed $329,900 FORTMLS
  • 2022-03-03 Sold (Public Records) $285,000 Public Records
  • 2022-03-03 Sold (MLS) $285,000 Stellar MLS as Distributed by MLS Grid
  • 2022-02-04 Pending Stellar MLS as Distributed by MLS Grid
  • 2022-01-31 Listed $285,000 Stellar MLS as Distributed by MLS Grid
  • 2014-06-18 Sold (Public Records) $118,000 Public Records
  • 2014-06-16 Sold (MLS) $118,000 Stellar MLS as Distributed by MLS Grid
  • 2014-06-14 Pending Stellar MLS as Distributed by MLS Grid
  • 2014-06-10 Listing Removed Stellar MLS as Distributed by MLS Grid
  • 2014-04-26 Pending Stellar MLS as Distributed by MLS Grid
  • 2014-03-04 Listed $134,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $3,280 · -16.2% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…