Carson Plan · Alva, FL 33982

$365,999

4 bd · 3.0 ba · 1,933 sqft · SingleFamily · 110 Days on market

Excellent condition

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Why this score? — see what drove the B- 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Appreciation +2.4/10.0

Listing remarks

This new single-story home is perfect for residents who live an active lifestyle. Two secondary bedrooms share a bathroom in the hall at the front of the home, while a third is around the corner with a private bathroom. Down the foyer is the open living area, which includes a kitchen, dining room and family room with a covered patio. The owner's suite is tucked into the rear corner with an attached bathroom.

Key facts

• 2 garage spots
• Listed 110 days

Property features AI

Finance

• Financial info: List price $365,999

Exterior

• Home design: New construction plan; Single-family home (Carson plan)
• Construction: Living area approximately 1933; Built as part of the Carson plan
• Exterior features: Located at 45584 Pipevine Cir, Punta Gorda, FL 33982

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan named Carson

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $366k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $366k).
• Recommended offer: $333k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#514 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $4,422/mo this rent would consume 73% of the median local household income ($72k/yr) (locally 43% 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 $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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $102k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($333k) is reasonable based on typical stale-listing flexibility.

Recommended offer $333,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 11.29%
• DSCR: 1.50
• GRM: 6.9

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $7,244
• Equity at exit: $54,572

10-year hold

• IRR: 12.5%
• Equity multiple: 2.04×
• Total profit: $106,990
• Equity at exit: $31,645

Cash invested: $102,480 (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: 1037
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,422 high
• Mortgage (P&I): −$1,919
• Tax est. 1.5%: −$457 /mo · $5,490/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $964

Break-even live

Break-even rent $3,202

Max offer price $365,999

Occupancy floor 73%

Sensitivity live

Price	-10% $1,217	-5% $1,091	+0% $964	+5% $838	+10% $711
Rent	-10% $615	-5% $789	+0% $964	+5% $1,139	+10% $1,313
Rate	-1.0pp $1,148	-0.5pp $1,057	base $964	+0.5pp $869	+1.0pp $773

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: $91,500
• Closing costs: $10,980
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	22d	1	1.32mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	22d	1	1.39mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	14d	1	1.45mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	22d	1	1.46mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	22d	1	1.47mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	14d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $365,999 Active 110 DOM
2. 2026-06-17
   days on market $365,999 Active 109 DOM
3. 2026-06-16
   days on market $365,999 Active 108 DOM
4. 2026-06-15
   days on market $365,999 Active 107 DOM
5. 2026-06-14
   days on market $365,999 Active 105 DOM
6. 2026-06-13
   days on market $365,999 Active 104 DOM
7. 2026-06-10
   days on market $365,999 Active 102 DOM
8. 2026-06-09
   days on market $365,999 Active 101 DOM
9. 2026-06-08
   days on market $365,999 Active 100 DOM
10. 2026-06-05
    days on market $365,999 Active 96 DOM
11. 2026-06-02
    days on market $365,999 Active 94 DOM
12. 2026-06-01
    days on market $365,999 Active 93 DOM
13. 2026-05-31
    days on market $365,999 Active 92 DOM
14. 2026-05-30
    days on market $365,999 Active 91 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: $53,064
• − Mortgage interest: −$20,502
• − Property taxes: −$5,490
• − Insurance: −$1,830
• − Repairs & maintenance: −$4,245
• − Management: −$4,245
• − Depreciation: −$10,647
• Taxable income: $6,105
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $10,103/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 · 13 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to purchase a move-in-ready property with high potential for value appreciation.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — A well-maintained yard and landscaping can increase both resale and rental value.
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers and renters.
• Resale Upgrading the flooring in high-traffic areas — Updated flooring can improve the home's appearance and appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard and landscaping can increase both resale and rental value. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Resale Upgrading the flooring in high-traffic areas — Updated flooring can improve the home's appearance and appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Alva

• Score: 68/100
• State rank: #514
• US rank: #9471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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