Palm Plan · Punta Gorda, FL 33955

$279,990

4 bd · 2.0 ba · 1,722 sqft · SingleFamily · 224 Days on market

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ryan Homes at Heritage Station features new single-family homes in a gated community with NO CDD fees. Choose your designer interior features with options for water and nature view homesites. Priced from the mid $200s. The Palm single-family home is purely amazing. 4 spacious bedrooms and a full bath offer all the space you need for family and friends to enjoy quiet comfort. Get everyone together in your great room for game night. Or gather around your dining table and center island for a mouthwatering homemade meal, fresh from the gorgeous gourmet kitchen. Enjoy some fresh air outside on your lovely lanai. Then call it a night and step into your luxurious owner's suite. In here, a large wa

Key facts

• Gated community
• Great room
• Large walk-in closet

Tags

• GATED COMMUNITY
• DESIGNER INTERIOR FEATURES
• GREAT ROOM
• GORGEOUS GOURMET KITCHEN
• LOVELY LANAI
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Located at 25572 Calusa Dr, Punta Gorda FL 33955; Listing status: Active
• Financial info: Listing price $279,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Central air (electric)
• Home design: Plan named "Palm"; New construction plan
• Exterior features: Living area of 1,722

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $342,678.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 23 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).
• At $4,137/mo this rent would consume 65% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $96k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $342,678
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16338 Juarez Cir	0.71mi	4/2.0	1,829 (+6%)	8mo	$324,990	$178	50
16179 Quiche Ct	0.66mi	4/2.0	1,828 (+6%)	23mo	$329,999	$181	40
16346 Juarez Cir	0.70mi	3/2.0 (-1)	1,815 (+5%)	17mo	$560,000	$309	40
16107 Quiche Ct	0.63mi	4/3.0	1,883 (+9%)	16mo	$374,900	$199	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,874
• Equity at exit: $51,094

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $75,719
• Equity at exit: $29,629

Cash invested: $95,950 (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: 5.6×

Monthly cashflow live

• Estimated rent: $4,137 high
• Mortgage (P&I): −$1,797
• Tax est. 1.5%: −$428 /mo · $5,140/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $900

Break-even live

Break-even rent $2,998

Max offer price $342,678

Occupancy floor 73%

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: $85,670
• Closing costs: $10,280
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.44mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.62mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	21d	1	0.66mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.67mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.75mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.76mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.84mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.85mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	0.85mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	0.90mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	21d	1	0.91mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	0.91mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	0.95mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.97mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	1.02mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	21d	1	1.06mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	1.10mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	1.24mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	1.27mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	21d	1	1.27mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	21d	3	1.36mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	21d	2	1.40mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	21d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $279,990 Active 224 DOM
2. 2026-06-17
   days on market $279,990 Active 223 DOM
3. 2026-06-16
   days on market $279,990 Active 222 DOM
4. 2026-06-15
   days on market $279,990 Active 221 DOM
5. 2026-06-14
   days on market $279,990 Active 219 DOM
6. 2026-06-13
   days on market $279,990 Active 218 DOM
7. 2026-06-10
   days on market $279,990 Active 216 DOM
8. 2026-06-09
   days on market $279,990 Active 215 DOM
9. 2026-06-08
   days on market $279,990 Active 214 DOM
10. 2026-06-05
    days on market $279,990 Active 210 DOM
11. 2026-06-02
    days on market $279,990 Active 208 DOM
12. 2026-06-01
    days on market $279,990 Active 207 DOM
13. 2026-05-31
    days on market $279,990 Active 206 DOM
14. 2026-05-30
    days on market $279,990 Active 205 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: $49,647
• − Mortgage interest: −$19,195
• − Property taxes: −$5,140
• − Insurance: −$1,713
• − Repairs & maintenance: −$3,972
• − Management: −$3,972
• − Depreciation: −$9,969
• Taxable income: $5,686
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $9,439/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