26216 Flower Rd · Punta Gorda, FL 33955

$240,000

3 bd · 2.0 ba · 1,228 sqft · Land public records · 73 Days on market

Built 2024 8,000 sqft 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 +14.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why deal with the hassle of building when you can move right into this newly constructed 3 bedroom, 2 bath home in the rural community of South Punta Gorda Heights. This home offers open floor plan with great room concept with wood plank laminate flooring throughout for easy care and maintenance. The kitchen is equipped with stainless appliances, wood cabinetry, granite counters, and opens to the main living area for easy entertaining. The master suite has walk in closet and private en suite bathroom with walk-in custom tiled shower. Other features include dedicated laundry room with utility tub and impact resistant windows. 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, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick drive north to historic downtown Punta Gorda and popular Fishermen's Village with quaint shops and cafes, and to the south is Fort Myers, and Naples. South Punta Gorda Heights is a quiet rural community yet all convenience and amenities nearby. And easy access to Interstate 75.

Key facts

• Walk-in closet
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH
• HURRICANE-IMPACT WINDOWS

Property features AI

Finance

• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Single family residence; One story; South facing; Completed new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction
• Exterior features: Exterior lighting; Rain gutters; Cleared, paved lot; Paved, public maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Stone counters; Walk-in closet(s); Inside utility room
• Laundry & utility: Inside laundry room; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (8.8% below list).
• Recommended offer: $219k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 4 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 34% 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 $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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,931 (8.8% 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 73 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-39,022
• Equity at exit: $35,785

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-33,931
• Equity at exit: $20,751

Cash invested: $67,200 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-3

Break-even live

Break-even rent $2,193

Max offer price $239,417

Occupancy floor 95%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	0.57mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	0.94mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	1.05mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.46mi

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-05-11
   price $240,000
3. 2026-03-13
   status Active
4. 2026-03-13
   price $245,000
5. 2026-02-02
   listed $250,000 Active
6. 2024-05-29
   soldstatus $280,000 Closed 1261-char remark

   Show marketing remark (1261 chars)

   Why deal with the hassle of building when you can move right into this newly constructed 3 bedroom, 2 bath home in the rural community of South Punta Gorda Heights. This home offers open floor plan with great room concept with wood plank laminate flooring throughout for easy care and maintenance. The kitchen is equipped with stainless appliances, wood cabinetry, granite counters, and opens to the main living area for easy entertaining. The master suite has walk in closet and private en suite bathroom with walk-in custom tiled shower. Other features include dedicated laundry room with utility tub and impact resistant windows. 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, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick drive north to historic downtown Punta Gorda and popular Fishermen's Village with quaint shops and cafes, and to the south is Fort Myers, and Naples. South Punta Gorda Heights is a quiet rural community yet all convenience and amenities nearby. And easy access to Interstate 75.

7. 2024-04-17
   status Pending 1261-char remark

   Show marketing remark (1261 chars)

   Why deal with the hassle of building when you can move right into this newly constructed 3 bedroom, 2 bath home in the rural community of South Punta Gorda Heights. This home offers open floor plan with great room concept with wood plank laminate flooring throughout for easy care and maintenance. The kitchen is equipped with stainless appliances, wood cabinetry, granite counters, and opens to the main living area for easy entertaining. The master suite has walk in closet and private en suite bathroom with walk-in custom tiled shower. Other features include dedicated laundry room with utility tub and impact resistant windows. 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, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick drive north to historic downtown Punta Gorda and popular Fishermen's Village with quaint shops and cafes, and to the south is Fort Myers, and Naples. South Punta Gorda Heights is a quiet rural community yet all convenience and amenities nearby. And easy access to Interstate 75.

8. 2024-04-10
   listed $285,000 Active 1261-char remark

   Show marketing remark (1261 chars)

   Why deal with the hassle of building when you can move right into this newly constructed 3 bedroom, 2 bath home in the rural community of South Punta Gorda Heights. This home offers open floor plan with great room concept with wood plank laminate flooring throughout for easy care and maintenance. The kitchen is equipped with stainless appliances, wood cabinetry, granite counters, and opens to the main living area for easy entertaining. The master suite has walk in closet and private en suite bathroom with walk-in custom tiled shower. Other features include dedicated laundry room with utility tub and impact resistant windows. 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, the Peace and Myakka Rivers, beautiful Charlotte Harbor, and the Gulf of Mexico. And quick drive north to historic downtown Punta Gorda and popular Fishermen's Village with quaint shops and cafes, and to the south is Fort Myers, and Naples. South Punta Gorda Heights is a quiet rural community yet all convenience and amenities nearby. And easy access to Interstate 75.

9. 2020-01-03
   soldstatus $2,500 Sold 578-char remark

   Show marketing remark (578 chars)

   COMPETITIVELY PRICED 8,000 sq ft (80 x 100) lot in South Punta Gorda Heights on Southwest Florida's welcoming Gulf Coast. Build your dream home in paradise. Renowned Charlotte Harbor is nearby which includes the watersheds of the Peace and Myakka rivers where the fishing is fantastic and is ranked one of the top ten places to sail by Sail magazine, the basin is just 10 miles to the Gulf of Mexico. Charlotte Harbor is the second-largest estuary in Florida, encompassing 270 square miles, yet it is one of the state’s best-kept secrets. Easy access to shopping and I-75.

10. 2019-12-04
    status Pending 578-char remark

    Show marketing remark (578 chars)

    COMPETITIVELY PRICED 8,000 sq ft (80 x 100) lot in South Punta Gorda Heights on Southwest Florida's welcoming Gulf Coast. Build your dream home in paradise. Renowned Charlotte Harbor is nearby which includes the watersheds of the Peace and Myakka rivers where the fishing is fantastic and is ranked one of the top ten places to sail by Sail magazine, the basin is just 10 miles to the Gulf of Mexico. Charlotte Harbor is the second-largest estuary in Florida, encompassing 270 square miles, yet it is one of the state’s best-kept secrets. Easy access to shopping and I-75.

11. 2019-11-12
    listed $3,000 Active 578-char remark

    Show marketing remark (578 chars)

    COMPETITIVELY PRICED 8,000 sq ft (80 x 100) lot in South Punta Gorda Heights on Southwest Florida's welcoming Gulf Coast. Build your dream home in paradise. Renowned Charlotte Harbor is nearby which includes the watersheds of the Peace and Myakka rivers where the fishing is fantastic and is ranked one of the top ten places to sail by Sail magazine, the basin is just 10 miles to the Gulf of Mexico. Charlotte Harbor is the second-largest estuary in Florida, encompassing 270 square miles, yet it is one of the state’s best-kept secrets. Easy access to shopping and I-75.

12. 2005-05-12
    soldstatus $28,000

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $3,694 · $308/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 X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $26,272
• − Mortgage interest: −$13,444
• − Property taxes: −$3,694
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$6,982
• Taxable loss: −$4,049
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $932/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

+757.1% since first listed

12 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Sold (MLS) $280,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-03 Sold (MLS) $2,500 Stellar MLS as Distributed by MLS Grid
• 2019-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Listed $3,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-12 Sold (Public Records) $28,000 Public Records

Property tax history

+27.6%/yr

Latest (2025): $3,694 · +743.7% YoY. Source: county tax records.