Columbus Plan · Punta Gorda, FL 33982

$317,999

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 219 Days on market

Excellent 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).

• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with sliding glass doors leading to the backyard. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Open-concept design
• Serene owner's suite
• Covered lanai

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• SPACIOUS LOFT
• SEPARATE SECONDARY BEDROOMS
• SERENE OWNER'S SUITE

🏗️ New construction. The $317,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $466,176.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-981 ($-12k/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 $284k (10.8% below list).
• Recommended offer: $280k (12.0% below list) — sets the bar for market timing.

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: Rents rising fast (+4.1%/yr); 1453 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,836/mo this rent would consume 47% of the median local household income ($72k/yr) (locally 42% 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 $14k 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 219 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $279,839 (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 219 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: 0.61% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.02%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $466,176
• List price: $317,999
• Delta: -31.79%
• 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
15039 Bluewater Rd	0.27mi	3/3.0 (-1)	1,849 (-1%)	10mo	$369,000	$200	70
14879 Bluewater Rd	0.45mi	4/3.0	1,933 (+3%)	4mo	$360,000	$186	68
14863 Bluewater Rd	0.47mi	4/3.0	1,933 (+3%)	4mo	$430,000	$222	67
14991 Bluewater Rd	0.32mi	4/3.0	2,032 (+8%)	7mo	$445,000	$219	63
15023 Bluewater Rd	0.29mi	4/3.0	2,032 (+8%)	9mo	$467,000	$230	63
14911 Bluewater Rd	0.41mi	4/3.0	2,032 (+8%)	4mo	$375,000	$185	61
44020 Bellamy Pl	0.31mi	4/3.0	2,032 (+8%)	10mo	$430,000	$212	61
14999 Jadestone Dr	0.37mi	4/3.0	2,032 (+8%)	13mo	$370,000	$182	56
14910 White Pearl Dr	0.40mi	4/3.0	2,032 (+8%)	13mo	$437,000	$215	54
15158 Bluffton Ln #2012	0.71mi	3/2.0 (-1)	1,741 (-7%)	11mo	$345,000	$198	39
15164 Bluffton Ln #1912	0.69mi	3/2.0 (-1)	1,741 (-7%)	12mo	$350,000	$201	39
15987 Mulrion Blvd	0.70mi	3/2.0 (-1)	1,679 (-10%)	11mo	$390,000	$232	34

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: -31.1%
• Equity multiple: -0.03×
• Total profit: $-134,725
• Equity at exit: $69,508

10-year hold

• IRR: -29.3%
• Equity multiple: -0.41×
• Total profit: $-183,915
• Equity at exit: $40,306

Cash invested: $130,529 (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: 67 active · 12 under contract
• Months of supply: 33.5 mo (3%/mo absorbed)
• Median asking: $439,900 ($221/sqft)
• Median days on market: 62 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +12.6% above current asking $/sqft

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

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1453
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,836 medium
• Mortgage (P&I): −$2,445
• Tax est. 1.5%: −$583 /mo · $6,993/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-981

Break-even live

Break-even rent $4,078

Max offer price $324,205

Occupancy floor —

Sensitivity live

Price	-10% $-659	-5% $-820	+0% $-981	+5% $-1,142	+10% $-1,303
Rent	-10% $-1,205	-5% $-1,093	+0% $-981	+5% $-869	+10% $-757
Rate	-1.0pp $-746	-0.5pp $-863	base $-981	+0.5pp $-1,102	+1.0pp $-1,225

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: $116,544
• Closing costs: $13,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15078 White Pearl Rd Punta Gorda, FL	3.0	3.0	2217	$3,300	$1.49	6d	1	0.15mi
15222 Jadestone Dr Punta Gorda, FL	3.0	3.0	2444	$3,400	$1.39	116d	1	0.19mi
44076 Bellamy Pl Punta Gorda, FL	3.0	2.5	1879	$2,500	$1.33	116d	1	0.23mi
14975 White Pearl Rd Punta Gorda, FL	3.0	2.5	1863	$2,000	$1.07	6d	1	0.31mi
14947 White Pearl Rd Punta Gorda, FL	3.0	2.5	1879	$2,200	$1.17	6d	1	0.34mi
14943 White Pearl Rd Punta Gorda, FL	3.0	2.5	1902	$2,000	$1.05	6d	1	0.35mi
15275 Green Acres Ave #338 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	6d	1	0.36mi
15275 Green Acres Ave #328 Punta Gorda, FL	3.0	2.0	1300	$2,450	$1.88	6d	1	0.36mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	116d	1	0.39mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	116d	1	0.41mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	6d	1	0.41mi
14923 Anchorage Rd Punta Gorda, FL	3.0	2.0	1417	$2,200	$1.55	116d	1	0.46mi
14916 Anchorage Rd Punta Gorda, FL	3.0	2.0	1392	$2,000	$1.44	6d	1	0.47mi
14828 Bluewater Rd Punta Gorda, FL	3.0	2.5	1879	$2,300	$1.22	6d	1	0.47mi
14819 White Pearl Rd Punta Gorda, FL	3.0	2.5	1879	$3,895	$2.07	6d	1	0.48mi
14815 White Pearl Rd Punta Gorda, FL	3.0	2.5	1879	$2,195	$1.17	6d	1	0.49mi
14808 Bluewater Rd Unit 14808 Punta Gorda, FL	3.0	2.5	1879	$2,100	$1.12	6d	1	0.50mi
15048 Pinehurst Ln Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	116d	1	0.51mi
44308 Caraton Ter Punta Gorda, FL	3.0	2.5	1879	$2,050	$1.09	6d	1	0.53mi
44304 Caraton Ter Punta Gorda, FL	3.0	2.5	1879	$2,000	$1.06	116d	1	0.53mi
15375 Green Acres Ave Unit 2228 , FL	3.0	2.0	1301	$2,200	$1.69	6d	1	0.54mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	116d	1	0.54mi
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	6d	1	0.54mi
44481 Mesquite Ln Punta Gorda, FL	3.0	2.0	2246	$6,000	$2.67	116d	1	0.59mi
44508 Mesquite Ln Punta Gorda, FL	4.0	3.0	2238	$11,000	$4.92	0d	1	0.59mi
14735 Bluewater Rd Punta Gorda, FL	4.0	3.0	1933	$3,400	$1.76	6d	1	0.61mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	109d	1	0.62mi
14711 Bluewater Rd Punta Gorda, FL	3.0	3.0	2198	$8,000	$3.64	6d	1	0.64mi
15850 Sugar Hill Dr Punta Gorda, FL	4.0	3.0	2238	$10,000	$4.47	0d	1	0.67mi
15907 Sugar Hill Dr Unit 15907 Punta Gorda, FL	3.0	3.0	2247	$9,500	$4.23	116d	1	0.68mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	109d	1	0.68mi
15158 Bluffton Ln #2022 Punta Gorda, FL	3.0	2.0	2200	$7,000	$3.18	116d	1	0.72mi
15903 Grassland Ln #4411 Punta Gorda, FL	3.0	2.0	1741	$7,500	$4.31	116d	1	0.76mi
15919 Grassland Ln #4211 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	116d	1	0.76mi
15943 Grassland Ln #3912 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	6d	1	0.78mi
43330 Water Bird Way #6911 Punta Gorda, FL	3.0	2.0	1741	$8,800	$5.05	6d	1	0.80mi
43270 Boardwalk Loop Punta Gorda, FL	3.0	3.0	2247	$10,000	$4.45	116d	1	0.86mi
43261 Water Bird Way #5721 Punta Gorda, FL	3.0	2.0	2110	$2,950	$1.40	6d	1	0.96mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	116d	1	0.97mi
43253 Water Bird Way #5811 Punta Gorda, FL	3.0	2.0	1741	$5,500	$3.16	116d	1	0.99mi

Property features AI

Finance

• Financial info: Listed price $340,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home plan (Columbus)
• Exterior features: Living area approximately 1,874

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: New construction plan (Columbus)

Listing history 50 events

1. 2026-09-24
   days on market $317,999 Active 219 DOM
2. 2026-09-22
   days on market $317,999 Active 218 DOM
3. 2026-09-21
   days on market $317,999 Active 217 DOM
4. 2026-09-20
   days on market $317,999 Active 216 DOM
5. 2026-09-19
   days on market $317,999 Active 215 DOM
6. 2026-09-17
   days on market $317,999 Active 213 DOM
7. 2026-09-16
   days on market $317,999 Active 212 DOM
8. 2026-09-15
   days on market $317,999 Active 211 DOM
9. 2026-09-14
   days on market $317,999 Active 210 DOM
10. 2026-09-14
    days on market $317,999 Active 209 DOM
11. 2026-09-12
    days on market $317,999 Active 208 DOM
12. 2026-09-11
    days on market $317,999 Active 207 DOM
13. 2026-09-05
    days on market $317,999 Active 201 DOM
14. 2026-09-04
    days on market $317,999 Active 200 DOM
15. 2026-08-30
    days on market $317,999 Active 195 DOM
16. 2026-08-29
    days on market $317,999 Active 194 DOM
17. 2026-08-28
    days on market $317,999 Active 193 DOM
18. 2026-08-27
    days on market $317,999 Active 192 DOM
19. 2026-08-26
    days on market $317,999 Active 191 DOM
20. 2026-08-25
    days on market $317,999 Active 190 DOM
21. 2026-08-23
    days on market $317,999 Active 188 DOM
22. 2026-08-22
    days on market $317,999 Active 187 DOM
23. 2026-08-21
    days on market $317,999 Active 186 DOM
24. 2026-08-20
    price $317,999 Active 185 DOM
25. 2026-08-20
    days on market $340,000 Active 185 DOM
26. 2026-08-19
    days on market $340,000 Active 184 DOM
27. 2026-08-18
    days on market $340,000 Active 183 DOM
28. 2026-08-17
    days on market $340,000 Active 182 DOM
29. 2026-08-16
    days on market $340,000 Active 181 DOM
30. 2026-08-15
    days on market $340,000 Active 180 DOM
31. 2026-08-14
    days on market $340,000 Active 179 DOM
32. 2026-08-13
    days on market $340,000 Active 178 DOM
33. 2026-08-12
    days on market $340,000 Active 177 DOM
34. 2026-08-12
    days on market $340,000 Active 176 DOM
35. 2026-08-10
    days on market $340,000 Active 175 DOM
36. 2026-08-09
    days on market $340,000 Active 174 DOM
37. 2026-08-08
    days on market $340,000 Active 173 DOM
38. 2026-08-07
    days on market $340,000 Active 172 DOM
39. 2026-08-06
    days on market $340,000 Active 171 DOM
40. 2026-08-05
    days on market $340,000 Active 170 DOM
41. 2026-08-04
    days on market $340,000 Active 169 DOM
42. 2026-08-03
    days on market $340,000 Active 168 DOM
43. 2026-08-01
    days on market $340,000 Active 165 DOM
44. 2026-07-29
    days on market $340,000 Active 163 DOM
45. 2026-07-27
    days on market $340,000 Active 161 DOM
46. 2026-07-24
    days on market $340,000 Active 158 DOM
47. 2026-07-23
    days on market $340,000 Active 157 DOM
48. 2026-07-22
    days on market $340,000 Active 156 DOM
49. 2026-07-21
    days on market $340,000 Active 155 DOM
50. 2026-07-18
    days on market $340,000 Active 152 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: $34,033
• − Mortgage interest: −$26,113
• − Property taxes: −$6,993
• − Insurance: −$2,331
• − Repairs & maintenance: −$2,723
• − Management: −$2,723
• − Depreciation: −$13,561
• Taxable loss: −$20,410
• Est. tax savings @ 24.0%: +$4,898
• After-tax cash flow: $-6,875/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 two-story home is in excellent condition with no visible repairs needed. It offers a good ROI with updates to the exterior and kitchen that would significantly increase its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Upgrading the flooring in the bathrooms — Enhances the overall aesthetic and resale value ↑

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): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 42% 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 (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%

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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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

• Financial info: Listed price $340,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home plan (Columbus)
• Exterior features: Living area approximately 1,874

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: New construction plan (Columbus)