13097 Mizell Ave · Punta Gorda, FL 33955

$262,500

2 bd · 1.0 ba · 887 sqft · SingleFamily public records · 71 Days on market

Built 1967 0.55 ac lot Est $226k · 16% over

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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).

• Cash flow +11.4/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

No Flood Insurance required. Plenty of room for all of your toys! Lots of space to build your dream garage. Perfect location for RV owners due to proximity to the interstate. Owners updated this adorable mid century home on 2 cleared grassy lots, built 1967 on over half an acre (adjacent separate lot included in list price). 2 Bedrooms - 1 Bathroom - Soft close cabinets and drawers, stainless steel appliances, waterproof vinyl plank flooring - Bonus room w double doors to the large paved patio. Near I-75 Tuckers Grade exit - only a 10 to 15 minute drive north to Downtown Punta Gorda or south to Downtown Fort Myers and approx 30 minutes to some magnificent beaches. Young and old can play at

Key facts

• Cleared grassy lots
• Bonus room
• Large paved patio

Tags

• BUILD YOUR DREAM GARAGE
• PROXIMITY TO INTERSTATE
• UPDATED MID CENTURY HOME
• CLEARED GRASSY LOTS
• BONUS ROOM
• LARGE PAVED PATIO

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Community is non-gated; Community park

Exterior

• Parking: Driveway; Paved parking
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Entry level 1; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Rolled/hot mop roof
• Exterior features: Open patio and porch; Patio; Porch; Room for pool; Oversized lot; West exposure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Icemaker
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Separate/formal dining room; Tub with shower; Window treatments; Home office; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry tub; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (23.9% below list).
• Recommended offer: $200k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 31% 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 $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 71 days — a 6% lower offer ($247k) 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.
• Current owner paid $160k; list at $262k implies a 64% 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; extreme-heat days projected 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,846 (23.9% 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 71 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $226,185
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28131 Laurelwood Dr	0.23mi	2/1.5	962 (+8%)	10mo	$245,000	$255	65
27456 Corinthian Dr	0.39mi	2/1.5	962 (+8%)	9mo	$244,000	$254	58
13271 Santa Maria Dr	0.39mi	2/1.5	962 (+8%)	19mo	$245,000	$255	50
28196 S Twin Lakes Dr	0.47mi	2/1.0	768 (-13%)	23mo	$69,500	$90	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-48,279
• Equity at exit: $39,140

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-49,600
• Equity at exit: $22,696

Cash invested: $73,500 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$1,377
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-89

Break-even live

Break-even rent $2,111

Max offer price $246,738

Occupancy floor 99%

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27382 Pasadena Dr Punta Gorda, FL	3.0	1.0	800	$1,445	$1.81	21d	1	0.57mi

Listing history 21 events

1. 2026-06-18
   days on market $262,500 Active 71 DOM
2. 2026-06-17
   days on market $262,500 Active 70 DOM
3. 2026-06-16
   days on market $262,500 Active 69 DOM
4. 2026-06-15
   days on market $262,500 Active 68 DOM
5. 2026-06-14
   pricedays on market $262,500 Active 66 DOM
6. 2026-06-13
   days on market $265,000 Active 65 DOM
7. 2026-06-10
   days on market $265,000 Active 63 DOM
8. 2026-06-09
   days on market $265,000 Active 62 DOM
9. 2026-06-08
   days on market $265,000 Active 61 DOM
10. 2026-06-07
    days on market $265,000 Active 60 DOM
11. 2026-06-05
    days on market $265,000 Active 57 DOM
12. 2026-06-03
    days on market $265,000 Active 56 DOM
13. 2026-06-02
    days on market $265,000 Active 55 DOM
14. 2026-06-01
    days on market $265,000 Active 54 DOM
15. 2026-05-31
    days on market $265,000 Active 53 DOM
16. 2026-05-30
    days on market $265,000 Active 52 DOM
17. 2026-04-09
    status Active
18. 2026-04-07
    historical
19. 2026-04-04
    listed $265,000 Active
20. 2024-02-29
    soldstatus $160,000
21. 1996-02-05
    soldstatus $32,000

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,982
• − Mortgage interest: −$14,704
• − Property taxes: −$2,185
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$7,636
• Taxable loss: −$5,693
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $296/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

+728.1% since first listed

5 events — show timeline

• 2026-04-09 Relisted — FORTMLS
• 2026-04-07 Listing Removed — FORTMLS
• 2026-04-04 Listed $265,000 FORTMLS
• 2024-02-29 Sold (Public Records) $160,000 Public Records
• 1996-02-05 Sold (Public Records) $32,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $2,185 · +0.4% YoY. Source: county tax records.