168 Richlawn Ave · Harbour Heights, FL 33982

$249,900

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 6 Days on market

Built 1992 9,900 sqft lot Est $457k · 45% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

Key facts

• New a/c system
• Septic pumped
• New well pump

Tags

• NEW ROOF
• NEW A/C SYSTEM
• NEW HOT WATER HEATER
• SEPTIC PUMPED
• NEW WELL PUMP
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Residential zoning (RSF3.5)
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic tank; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; West-facing
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built on a lot under 1/4 acre
• Exterior features: Paved road access; Lot approximately 0.23 acres (90 x 110)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater; Water softener
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.8% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; 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: 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: Rents rising fast (+4.1%/yr); 1044 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% of the median local income ($72k/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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $71k; list at $250k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $456,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29350 Goodhue St	0.37mi	3/2.0	1,587 (-0%)	3mo	$455,000	$287	80
46 Vanilla Cir	0.44mi	3/2.0	1,665 (+5%)	23mo	$295,990	$178	53

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-17,387
• Equity at exit: $37,261

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $23,355
• Equity at exit: $21,607

Cash invested: $69,972 (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: 1044
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$309 /mo · $3,702/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $316

Break-even live

Break-even rent $2,181

Max offer price $249,900

Occupancy floor 83%

Sensitivity live

Price	-10% $457	-5% $386	+0% $316	+5% $245	+10% $174
Rent	-10% $112	-5% $214	+0% $316	+5% $418	+10% $520
Rate	-1.0pp $442	-0.5pp $379	base $316	+0.5pp $251	+1.0pp $185

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	15d	1	0.69mi

Listing history 22 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   listed $249,900 Active
3. 2014-12-24
   soldstatus $71,000 Sold 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

4. 2014-12-05
   status Pending 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

5. 2014-11-13
   status Active 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

6. 2014-11-12
   historical 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

7. 2014-10-22
   status Active 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

8. 2014-09-04
   status Pending 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

9. 2014-09-03
   historical 134-char remark

   Show marketing remark (134 chars)

   OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

10. 2014-06-14
    status Active 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

11. 2014-06-10
    historical 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

12. 2014-05-22
    price $86,300 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

13. 2014-05-22
    price $92,000 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

14. 2014-05-22
    price $84,200 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

15. 2014-05-18
    listed $97,800 Active 134-char remark

    Show marketing remark (134 chars)

    OPPORTUNITY TO OWN A 3 BEDROOM 2 BATH HOME LOCATED IN A COUNTRY SETTING BUT JUST A SHORT DRIVE TO THE CITY . PREVIEW THIS HOME TODAY.

16. 2014-01-14
    historical
17. 2013-01-08
    listed $79,000
18. 2007-03-29
    soldstatus $185,000
19. 2007-03-15
    soldstatus $175,000
20. 2006-10-12
    listed $180,000
21. 2006-10-07
    historical
22. 2006-03-10
    listed $199,000

ⓘ 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: $3,702 · $309/mo
• Projected year-2 tax: $3,702 · $309/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,969
• − Mortgage interest: −$13,998
• − Property taxes: −$3,702
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$7,270
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $3,837/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B 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
• 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

Price history

+25.6% since first listed

22 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2014-12-24 Sold (MLS) $71,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-11-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-10-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-09-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $84,200 Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $86,300 Stellar MLS as Distributed by MLS Grid
• 2014-05-18 Listed $97,800 Stellar MLS as Distributed by MLS Grid
• 2014-01-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-01-08 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-29 Sold (Public Records) $185,000 Public Records
• 2007-03-15 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-12 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-03-10 Listed $199,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $3,702 · -0.1% YoY. Source: county tax records.