27980 Arrowhead Cir · Cleveland, FL 33982

$279,000

3 bd · 2.0 ba · 1,758 sqft · SingleFamily public records · 142 Days on market

Built 2019 6,500 sqft lot $126/mo HOA · 5% of rent

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

Key facts

• Cul-de-sac street
• Paver driveway
• Mature landscaping

Tags

• PRIVATE BACKYARD SETTING
• CUL-DE-SAC STREET
• PAVER DRIVEWAY
• MATURE LANDSCAPING
• WELCOMING FRONT ENTRY
• AMPLE CABINET STORAGE

Property features AI

Finance

• Other: Total building area listed (builder source); Lot ~0.15 acres
• Financial info: Lease restrictions apply
• HOA & community: HOA required (STAR HOSPITALITY MANAGEMENT); Monthly HOA approximately $126 (quarterly fee listed as $378); HOA amenities include gated access, playground, and pool; Association fee covers pool, insurance, structure and grounds maintenance, management, and security; Association approval required

Exterior

• Parking: Attached 2-car garage (18 x 19) with garage door opener
• Security: Gated community (HOA amenity)
• Utilities: Public sewer; Water connected; Canal/lake available for irrigation; Electricity connected; Cable connected
• Home design: Single family residence; One-story; West-facing; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (Eastham model)
• Exterior features: Hurricane shutters; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Ice maker; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat (electric); Central air conditioning
• Interior features: Thermostat; Irrigation equipment
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (14.3% below list).
• Recommended offer: $239k (14.3% below list) — sets the bar for 1% rule.

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); 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: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 40% 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 142 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $70k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $222k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $239,108 (14.3% 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 142 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.86% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 9.7

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-52,712
• Equity at exit: $41,600

10-year hold

• IRR: -9.3%
• Equity multiple: 0.40×
• Total profit: $-47,245
• Equity at exit: $24,123

Cash invested: $78,120 (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: 1044
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$346 /mo · $4,156/yr
• Insurance: −$116
• HOA: −$126
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-163

Break-even live

Break-even rent $2,597

Max offer price $250,258

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-84	+0% $-163	+5% $-242	+10% $-321
Rent	-10% $-352	-5% $-257	+0% $-163	+5% $-68	+10% $26
Rate	-1.0pp $-22	-0.5pp $-92	base $-163	+0.5pp $-235	+1.0pp $-309

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 Rosemary Dr Unit B Punta Gorda, FL	2.0	1.0	1676	$1,500	$0.89	23d	1	1.44mi

HOA detail

• Monthly dues: $126 · $1,512/yr
• Likely covers: security

Listing history 34 events

1. 2026-06-22
   days on market $279,000 Active 142 DOM
2. 2026-06-18
   days on market $279,000 Active 139 DOM
3. 2026-06-17
   days on market $279,000 Active 138 DOM
4. 2026-06-16
   days on market $279,000 Active 137 DOM
5. 2026-06-15
   days on market $279,000 Active 136 DOM
6. 2026-06-14
   days on market $279,000 Active 134 DOM
7. 2026-06-13
   days on market $279,000 Active 133 DOM
8. 2026-06-10
   days on market $279,000 Active 131 DOM
9. 2026-06-09
   days on market $279,000 Active 130 DOM
10. 2026-06-08
    days on market $279,000 Active 129 DOM
11. 2026-06-05
    days on market $279,000 Active 125 DOM
12. 2026-06-03
    days on market $279,000 Active 124 DOM
13. 2026-06-02
    days on market $279,000 Active 123 DOM
14. 2026-06-01
    days on market $279,000 Active 122 DOM
15. 2026-05-31
    days on market $279,000 Active 121 DOM
16. 2026-05-30
    days on market $279,000 Active 120 DOM
17. 2026-05-18
    price $279,000
18. 2026-04-20
    price $299,000
19. 2026-03-03
    price $319,000
20. 2026-02-24
    price $339,000
21. 2026-01-30
    listed $349,000 Active
22. 2020-08-07
    soldstatus $222,000 Sold 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

23. 2020-06-01
    status Pending 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

24. 2020-03-27
    price $222,965 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

25. 2020-03-26
    status Active 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

26. 2020-03-09
    historical 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

27. 2020-02-17
    price $222,465 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

28. 2020-02-07
    price $222,965 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

29. 2020-02-03
    price $224,965 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

30. 2020-01-22
    status Active 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

31. 2019-12-02
    status Pending 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

32. 2019-11-12
    listed $223,965 Active 717-char remark

    Show marketing remark (717 chars)

    This brand new home will be move in ready soon! Become a new homeowner in the beautiful gated community of Calusa Creek, located in historic Punta Gorda in Charlotte County. The Eastham smarthome floorplan features an open concept design with 1,756 square feet of living space with 3 bedrooms, 2 full baths and a 2 car garage. This home has an eastern front exposure and is nicely appointed with COASTAL cabinets in the kitchen and bathrooms with 18" tile floors in all the common areas. Calusa Creek features very low HOA fees & NO CDD. Don't forget to ask about our closing incentives. * Photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built.

33. 2017-12-22
    soldstatus $3,133,500
34. 2008-10-09
    soldstatus $2,695,000

ⓘ 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: $4,156 · $346/mo
• Projected year-2 tax: $4,156 · $346/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 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: $28,693
• − Mortgage interest: −$15,628
• − Property taxes: −$4,156
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$1,512
• − Depreciation: −$8,116
• Taxable loss: −$6,705
• Est. tax savings @ 24.0%: +$1,609
• After-tax cash flow: $-343/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

• Census place: Cleveland, FL
• County: Charlotte County · 196,994 people
• City population: 57,035
• 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

-89.6% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $279,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-07 Sold (MLS) $222,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-27 Price Changed $222,965 Stellar MLS as Distributed by MLS Grid
• 2020-03-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-17 Price Changed $222,465 Stellar MLS as Distributed by MLS Grid
• 2020-02-07 Price Changed $222,965 Stellar MLS as Distributed by MLS Grid
• 2020-02-03 Price Changed $224,965 Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-12-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Listed $223,965 Stellar MLS as Distributed by MLS Grid
• 2017-12-22 Sold (Public Records) $3,133,500 Public Records
• 2008-10-09 Sold (Public Records) $2,695,000 Public Records

Property tax history

+32.9%/yr

Latest (2025): $4,156 · -0.3% YoY. Source: county tax records.