Edison Plan · Punta Gorda, FL 33955

$302,999

5 bd · 2.5 ba · 2,112 sqft · SingleFamily · 187 Days on market

---

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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this new two-story home is host to an open-concept layout that combines the kitchen with the living and dining areas, and an outdoor patio is easily reached off the main living space. Upstairs, five bedrooms surround a versatile loft, including the luxe owner's suite, complete with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Outdoor patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR PATIO
• VERSATILE LOFT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Address: 11575 Willowleaf Blvd, Punta Gorda, FL 33955; Listing status: Active
• Financial info: List price $292,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Edison plan)
• Exterior features: Living area approximately 2,112

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: New construction plan (Edison)

🏗️ New construction. The $302,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,248.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $303k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (11.2% below list).
• Recommended offer: $267k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 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: 1490 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $10k 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 187 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,639 (12.0% 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 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $325,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28595 Crossfield Ln	0.07mi	4/3.0 (-1)	2,032 (-4%)	14mo	$330,000	$162	72
11441 Willowleaf Blvd	0.26mi	5/2.5	2,253 (+7%)	8mo	$277,300	$123	70
11835 Cloverly Ln	0.36mi	5/2.5	2,326 (+10%)	1mo	$300,000	$129	66
11423 Pointed Leaf Pl	0.33mi	4/3.0 (-1)	2,032 (-4%)	8mo	$425,000	$209	65
11513 Willowleaf Blvd	0.12mi	4/2.5 (-1)	1,871 (-11%)	12mo	$285,000	$152	61
11828 Cloverly Ln	0.32mi	4/2.5 (-1)	1,874 (-11%)	2mo	$289,000	$154	60
11357 Willowleaf Blvd	0.40mi	4/3.0 (-1)	2,032 (-4%)	11mo	$415,000	$204	59

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-60,422
• Equity at exit: $48,496

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-62,439
• Equity at exit: $28,122

Cash invested: $91,069 (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: 1490
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$1,706
• Tax est. 1.5%: −$407 /mo · $4,879/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-122

Break-even live

Break-even rent $2,845

Max offer price $307,622

Occupancy floor 100%

Sensitivity live

Price	-10% $103	-5% $-9	+0% $-122	+5% $-234	+10% $-347
Rent	-10% $-334	-5% $-228	+0% $-122	+5% $-16	+10% $91
Rate	-1.0pp $42	-0.5pp $-39	base $-122	+0.5pp $-206	+1.0pp $-292

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: $81,312
• Closing costs: $9,757
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	22d	1	0.28mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	22d	1	0.31mi
11827 Cloverly Ln Punta Gorda, FL	5.0	2.5	2088	$2,095	$1.00	22d	1	0.32mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	22d	1	0.74mi

Listing history 15 events

1. 2026-06-22
   days on market $302,999 Active 187 DOM
2. 2026-06-18
   days on market $302,999 Active 184 DOM
3. 2026-06-17
   days on market $302,999 Active 183 DOM
4. 2026-06-16
   days on market $302,999 Active 182 DOM
5. 2026-06-15
   days on market $302,999 Active 181 DOM
6. 2026-06-14
   days on market $302,999 Active 179 DOM
7. 2026-06-13
   days on market $302,999 Active 178 DOM
8. 2026-06-10
   days on market $302,999 Active 176 DOM
9. 2026-06-09
   days on market $302,999 Active 175 DOM
10. 2026-06-08
    days on market $302,999 Active 174 DOM
11. 2026-06-05
    pricedays on market $302,999 Active 170 DOM
12. 2026-06-02
    days on market $292,999 Active 168 DOM
13. 2026-06-01
    days on market $292,999 Active 167 DOM
14. 2026-05-31
    days on market $292,999 Active 166 DOM
15. 2026-05-30
    days on market $292,999 Active 165 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,292
• − Mortgage interest: −$18,219
• − Property taxes: −$4,879
• − Insurance: −$1,626
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$9,462
• Taxable loss: −$7,060
• Est. tax savings @ 24.0%: +$1,694
• After-tax cash flow: $233/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