3129 Buttonwood Pl · Charlotte Park, FL 33950

$285,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 387 Days on market

Built 1962 10,337 sqft lot Est $356k · 20% under

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Why this score? — see what drove the C+ 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a spacious corner lot with a striking oak tree in the front yard, this canal-front single-family home offers 1,642 square feet of well-designed living space—perfect for a growing family. Featuring 3 bedrooms, 2 bathrooms, and a flexible bonus room, this home combines comfort, function, and versatility. A brand-new roof (2024), large circular driveway, and updated interior add both curb appeal and peace of mind. Step inside to discover a thoughtfully updated interior that blends modern convenience with inviting warmth. The open split floor plan features tile flooring throughout the main living areas, enhancing the home's clean and cohesive design. The heart of the home is th

Key facts

• Canal front
• Brand new roof
• Remodeled kitchen

Tags

• CANAL FRONT
• FLEXIBLE BONUS ROOM
• BRAND NEW ROOF
• LARGE CIRCULAR DRIVEWAY
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: No lease restrictions
• HOA & community: No association fees; no association approval required; Pets allowed

Exterior

• Parking: Boat parking; Circular driveway; Driveway; Off-street parking; Oversized parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Cable connected and available; Broadband/high-speed internet available; Electricity connected and available
• Home design: Single family residence; One-story; East-facing; Residential zoning (RSF5)
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built on a 0.24-acre corner lot (level, oversized, street dead-end, flood zone)
• Exterior features: Outdoor lighting; Seawall (concrete); Canal water view and waterfront access; Mature landscaping; Paved roads and public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; Window treatments; Smoke detectors
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $23 ($281/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (3.8% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Charlotte Park — 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 66/100 on livability (#624 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% of the median local income ($76k/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 $9k 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 387 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $64k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $285k implies a 391% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $356,314
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Marlin Dr	0.23mi	3/2.0	1,543 (-6%)	6mo	$165,000	$107	74
3425 Magnolia Way	0.34mi	3/2.0	1,537 (-6%)	3mo	$403,000	$262	71
24556 Rio Villa Lakes Cir	0.72mi	3/2.0	1,575 (-4%)	2mo	$250,000	$159	58
3021 Palm Dr	0.43mi	3/2.0	1,446 (-12%)	9mo	$314,000	$217	53
24676 Rio Villa Lakes Cir	0.62mi	3/2.0	1,477 (-10%)	3mo	$317,000	$215	52
324 Tarpon Way	0.54mi	3/2.0	1,821 (+11%)	6mo	$385,000	$211	52
1112 Muscovie Ct	0.54mi	3/2.0	1,867 (+14%)	1mo	$531,000	$284	51
808 Santa Margerita Ln	0.66mi	3/2.0	1,790 (+9%)	6mo	$473,000	$264	49
808 Lucia Dr	0.70mi	3/2.0	1,831 (+12%)	6mo	$710,000	$388	44
3510 Amanda St	0.67mi	2/2.0 (-1)	1,412 (-14%)	16mo	$225,000	$159	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-52,574
• Equity at exit: $42,494

10-year hold

• IRR: -21.0%
• Equity multiple: 0.07×
• Total profit: $-74,303
• Equity at exit: $24,642

Cash invested: $79,800 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$119
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $23

Break-even live

Break-even rent $2,711

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $185	-5% $104	+0% $23	+5% $-57	+10% $-138
Rent	-10% $-193	-5% $-85	+0% $23	+5% $132	+10% $240
Rate	-1.0pp $167	-0.5pp $96	base $23	+0.5pp $-50	+1.0pp $-126

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	22d	1	0.10mi
2811 Poinciana Ct Punta Gorda, FL	3.0	2.0	2154	$2,300	$1.07	14d	1	0.27mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	22d	1	0.28mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	14d	1	0.28mi
2736 Magdalina Dr Punta Gorda, FL	3.0	2.0	2004	$5,000	$2.50	22d	1	0.29mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	22d	1	0.33mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	14d	1	0.37mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	22d	1	0.48mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	22d	1	0.48mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	22d	1	0.49mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	22d	1	0.50mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	22d	1	0.56mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	14d	1	0.56mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	22d	1	0.56mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	22d	1	0.62mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	22d	1	0.62mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	22d	1	0.62mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	22d	1	0.63mi
732 Santa Margerita Ln Punta Gorda, FL	3.0	2.0	2017	$3,000	$1.49	22d	1	0.66mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	22d	3	0.69mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	22d	1	0.73mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	22d	1	0.74mi
1001 Mineo Dr Punta Gorda, FL	3.0	2.0	1850	$4,500	$2.43	22d	1	0.75mi
1080 Bal Harbor Blvd Unit 4D Punta Gorda, FL	2.0	2.0	1114	$1,675	$1.50	22d	1	0.86mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	22d	3	0.88mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	22d	1	0.88mi
2000 Bal Harbor Blvd #9112 Punta Gorda, FL	3.0	2.0	1517	$1,900	$1.25	14d	1	0.91mi
945 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	2085	$5,500	$2.64	22d	1	0.95mi
311 Garvin St Unit 407A Punta Gorda, FL	2.0	2.0	1114	$2,200	$1.97	22d	1	0.95mi
2001 Bal Harbor Blvd #2412 Punta Gorda, FL	2.0	2.0	1367	$2,300	$1.68	14d	1	0.96mi
2002 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	1517	$2,700	$1.78	22d	1	0.96mi
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	22d	1	0.96mi
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	22d	1	0.98mi
3640 Bal Harbor Blvd #534 Punta Gorda, FL	2.0	2.0	1405	$1,800	$1.28	14d	1	1.03mi
316 Coldeway Dr #26 Punta Gorda, FL	2.0	2.0	1460	$1,500	$1.03	14d	1	1.05mi
1620 Montia Ct Punta Gorda, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	1.05mi
423 Matares Dr Punta Gorda, FL	2.0	2.0	1650	$2,500	$1.52	22d	1	1.07mi
3627 Bal Harbor Blvd Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	22d	1	1.09mi
1980 Aqui Esta Dr Punta Gorda, FL	3.0	2.0	1862	$2,850	$1.53	22d	1	1.11mi
470 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	2213	$5,000	$2.26	22d	1	1.13mi

Listing history 21 events

1. 2026-06-18
   days on market $285,000 Active 387 DOM
2. 2026-06-17
   days on market $285,000 Active 386 DOM
3. 2026-06-16
   days on market $285,000 Active 385 DOM
4. 2026-06-15
   days on market $285,000 Active 384 DOM
5. 2026-06-14
   days on market $285,000 Active 382 DOM
6. 2026-06-13
   days on market $285,000 Active 381 DOM
7. 2026-06-10
   days on market $285,000 Active 379 DOM
8. 2026-06-09
   days on market $285,000 Active 378 DOM
9. 2026-06-08
   days on market $285,000 Active 377 DOM
10. 2026-06-05
    days on market $285,000 Active 373 DOM
11. 2026-06-02
    days on market $285,000 Active 371 DOM
12. 2026-06-01
    days on market $285,000 Active 370 DOM
13. 2026-05-31
    days on market $285,000 Active 369 DOM
14. 2026-05-30
    days on market $285,000 Active 368 DOM
15. 2026-03-18
    price $285,000
16. 2026-02-17
    price $295,000
17. 2025-12-18
    price $300,000
18. 2025-08-08
    price $325,000
19. 2025-05-27
    listed $349,000 Active
20. 2009-11-18
    listed $149,000
21. 1988-12-01
    soldstatus $58,000

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,140/yr (+$95/mo · 93.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $32,893
• − Mortgage interest: −$15,964
• − Property taxes: −$1,226
• − Insurance: −$6,544
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$8,291
• Taxable loss: −$4,394
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $1,336/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 — Charlotte Park

• Score: 66/100
• State rank: #624
• US rank: #12150

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Park, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+391.4% since first listed

7 events — show timeline

• 2026-03-18 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-18 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1988-12-01 Sold (Public Records) $58,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,226 · -38.7% YoY. Source: county tax records.