Palm Plan · Punta Gorda, FL 33955

$282,990

4 bd · 2.0 ba · 1,722 sqft · SingleFamily · 321 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• 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.

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

🏗️ New construction. The $282,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,243.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/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 $264k (6.7% below list).
• Recommended offer: $249k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.8% vs local median 3.5% 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: 1866 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% 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 $3k of loan paydown is wiped out by about $11k 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 321 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,031 (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 321 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $368,243
• List price: $282,990
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25572 Calusa Dr	0.02mi	4/2.0	1,722 (0%)	5mo	$309,640	$180	95
25575 Calusa Dr	0.03mi	4/2.0	1,876 (+9%)	3mo	$320,000	$171	81
25488 Calusa Dr	0.08mi	3/2.0 (-1)	1,856 (+8%)	3mo	$360,000	$194	76
25220 Calusa Dr	0.19mi	3/2.0 (-1)	1,875 (+9%)	10mo	$390,000	$208	64
16154 Galiano Ct	0.67mi	4/2.0	1,786 (+4%)	2mo	$265,000	$148	61
16088 Quiche Ct	0.62mi	4/2.0	1,809 (+5%)	5mo	$317,900	$176	58
16096 Quiche Ct	0.63mi	4/2.0	1,809 (+5%)	9mo	$313,500	$173	55
16040 Galiano Ct	0.50mi	4/2.0	1,914 (+11%)	6mo	$329,900	$172	53
16074 Overdale Ct	0.73mi	3/2.0 (-1)	1,651 (-4%)	2mo	$281,000	$170	52
16256 Alcira Cir	0.72mi	4/2.0	1,818 (+6%)	6mo	$299,990	$165	52
25238 Cadiz Dr	0.75mi	4/2.0	1,809 (+5%)	10mo	$319,000	$176	49
24377 Treasure Island Blvd	0.75mi	3/2.5 (-1)	1,865 (+8%)	6mo	$725,000	$389	39

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-88,841
• Equity at exit: $54,906

10-year hold

• IRR: -21.6%
• Equity multiple: -0.11×
• Total profit: $-114,811
• Equity at exit: $31,839

Cash invested: $103,108 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 22 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $338,990 ($186/sqft)
• Median days on market: 140 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1866
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,931
• Tax est. 1.5%: −$460 /mo · $5,524/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-459

Break-even live

Break-even rent $3,221

Max offer price $301,880

Occupancy floor —

Sensitivity live

Price	-10% $-204	-5% $-331	+0% $-459	+5% $-586	+10% $-713
Rent	-10% $-667	-5% $-563	+0% $-459	+5% $-354	+10% $-250
Rate	-1.0pp $-273	-0.5pp $-365	base $-459	+0.5pp $-554	+1.0pp $-651

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: $92,061
• Closing costs: $11,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	116d	1	0.44mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	116d	1	0.62mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	116d	1	0.66mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	116d	1	0.67mi
16147 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,795	$1.19	3d	1	0.74mi
16265 Alcira Cir Punta Gorda, FL	4.0	3.0	2032	$2,300	$1.13	2d	1	0.75mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	116d	1	0.75mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,100	$1.15	6d	1	0.75mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,100	$1.15	6d	1	0.76mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	116d	1	0.76mi
25110 Alcazar Dr Punta Gorda, FL	4.0	3.0	2020	$1,995	$0.99	6d	1	0.77mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	116d	1	0.84mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	116d	1	0.85mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	116d	1	0.85mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	116d	1	0.90mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	116d	1	0.91mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	116d	1	0.91mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	116d	1	0.95mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	116d	1	0.97mi
14161 Heritage Landing Blvd #1121 Punta Gorda, FL	3.0	2.0	1301	$1,750	$1.35	6d	1	1.00mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$2,800	$1.33	6d	1	1.02mi
14073 Black Beauty Dr #1012 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	6d	1	1.05mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,700	$1.39	6d	1	1.06mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	109d	1	1.10mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	109d	1	1.24mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	116d	1	1.27mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	116d	1	1.27mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	116d	3	1.36mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	116d	2	1.40mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	116d	1	1.46mi

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces2-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

Listing history 50 events

1. 2026-09-24
   days on market $282,990 Active 321 DOM
2. 2026-09-22
   days on market $282,990 Active 320 DOM
3. 2026-09-21
   days on market $282,990 Active 319 DOM
4. 2026-09-20
   days on market $282,990 Active 318 DOM
5. 2026-09-19
   days on market $282,990 Active 317 DOM
6. 2026-09-17
   pricedays on market $282,990 Active 315 DOM
7. 2026-09-16
   days on market $279,990 Active 314 DOM
8. 2026-09-15
   days on market $279,990 Active 313 DOM
9. 2026-09-14
   days on market $279,990 Active 312 DOM
10. 2026-09-14
    days on market $279,990 Active 311 DOM
11. 2026-09-12
    days on market $279,990 Active 310 DOM
12. 2026-09-11
    days on market $279,990 Active 309 DOM
13. 2026-09-05
    days on market $279,990 Active 303 DOM
14. 2026-09-04
    days on market $279,990 Active 302 DOM
15. 2026-08-30
    days on market $279,990 Active 297 DOM
16. 2026-08-29
    days on market $279,990 Active 296 DOM
17. 2026-08-28
    days on market $279,990 Active 295 DOM
18. 2026-08-27
    days on market $279,990 Active 294 DOM
19. 2026-08-26
    days on market $279,990 Active 293 DOM
20. 2026-08-25
    days on market $279,990 Active 292 DOM
21. 2026-08-23
    days on market $279,990 Active 290 DOM
22. 2026-08-22
    days on market $279,990 Active 289 DOM
23. 2026-08-21
    days on market $279,990 Active 288 DOM
24. 2026-08-20
    days on market $279,990 Active 287 DOM
25. 2026-08-19
    days on market $279,990 Active 286 DOM
26. 2026-08-18
    days on market $279,990 Active 285 DOM
27. 2026-08-17
    days on market $279,990 Active 284 DOM
28. 2026-08-16
    days on market $279,990 Active 283 DOM
29. 2026-08-15
    days on market $279,990 Active 282 DOM
30. 2026-08-14
    days on market $279,990 Active 281 DOM
31. 2026-08-13
    days on market $279,990 Active 280 DOM
32. 2026-08-12
    days on market $279,990 Active 279 DOM
33. 2026-08-12
    days on market $279,990 Active 278 DOM
34. 2026-08-10
    days on market $279,990 Active 277 DOM
35. 2026-08-09
    days on market $279,990 Active 276 DOM
36. 2026-08-08
    days on market $279,990 Active 275 DOM
37. 2026-08-07
    days on market $279,990 Active 274 DOM
38. 2026-08-06
    days on market $279,990 Active 273 DOM
39. 2026-08-05
    days on market $279,990 Active 272 DOM
40. 2026-08-04
    days on market $279,990 Active 271 DOM
41. 2026-08-03
    days on market $279,990 Active 270 DOM
42. 2026-08-01
    days on market $279,990 Active 267 DOM
43. 2026-07-29
    days on market $279,990 Active 265 DOM
44. 2026-07-27
    days on market $279,990 Active 263 DOM
45. 2026-07-24
    days on market $279,990 Active 260 DOM
46. 2026-07-23
    days on market $279,990 Active 259 DOM
47. 2026-07-22
    days on market $279,990 Active 258 DOM
48. 2026-07-21
    days on market $279,990 Active 257 DOM
49. 2026-07-18
    days on market $279,990 Active 254 DOM
50. 2026-07-16
    days on market $279,990 Active 252 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: $31,689
• − Mortgage interest: −$20,627
• − Property taxes: −$5,524
• − Insurance: −$1,841
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$10,713
• Taxable loss: −$12,086
• Est. tax savings @ 24.0%: +$2,901
• After-tax cash flow: $-2,603/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $8,610–$25,830 screening

This home is in good condition with a modern kitchen and well-maintained exterior. A fresh coat of paint on the exterior walls and cleaning the air filters can further enhance its value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Inspect and clean the air filters — Improves HVAC efficiency and indoor air quality, which can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces2-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