None · Punta Gorda, FL 33955

$390,000

4 bd · 3.0 ba · 2,365 sqft · Land public records · 35 Days on market

Built 2022 0.46 ac lot $24/mo HOA · 1% of rent ↓ 30% since listing

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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 +6.4/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Experience the perfect blend of modern security and Florida elegance in this meticulously upgraded * 2022-built DR Horton "Destin" model. Situated on a rare, over-sized, .46-acre cul-de-sac lot in the sought-after deed-restricted community of Burnt Store Meadows, this home offers peace of mind and luxury finishes far beyond the standard builder grade. #Key Property Highlights: * Ultimate Storm Readiness: Equipped with a whole-house Generac generator (with a 500-gallon underground propane tank), accordion hurricane shutters on all windows, and a motorized metal shutter for the lanai. * Premium Lot & Location: Located in Flood Zone

Key facts

• Gourmet kitchen
• 0.46 acre lot
• 3 garage spots

Tags

• WHOLE-HOUSE GENERAC GENERATOR
• ACCORDION HURRICANE SHUTTERS
• MOTORIZED METAL SHUTTER
• OVER-SIZED CUL-DE-SAC LOT
• BACKS UP TO GREENBELT
• GOURMET KITCHEN

Property features AI

Finance

• Other: Total living area and building area recorded in public records
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (annual fee $295 / $24.58 monthly equivalent); Association name listed; Pets allowed

Exterior

• Parking: Attached garage; 3-car garage (19x26)
• Security: Security system (leased)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single family residence; One story; Faces west; Homestead exemption
• Construction: Block construction; Shingle roof; Slab foundation; Built as single-story (one level)
• Exterior features: Covered patio; Patio; Hurricane shutters; Rain gutters; Sliding doors; Irrigation equipment; Mature landscaping; Landscaped yard; Oversized lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Tray ceilings; Window treatments; Shades; Shutters
• Laundry & utility: Inside laundry; Washer; Dryer; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $390k.

Deal economics

• At list price, monthly cash flow is $-680 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (32.3% below list).
• Recommended offer: $264k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: 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: 1490 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• 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 $12k 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 35 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $90k; list at $390k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,132 (32.3% 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 35 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.03×
• Total profit: $-106,418
• Equity at exit: $58,150

10-year hold

• IRR: -29.6%
• Equity multiple: -0.36×
• Total profit: $-148,088
• Equity at exit: $33,720

Cash invested: $109,200 (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: 1490
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,641 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$535 /mo · $6,418/yr
• Insurance: −$162
• HOA: −$24
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-680

Break-even live

Break-even rent $3,502

Max offer price $269,889

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-570	+0% $-680	+5% $-790	+10% $-901
Rent	-10% $-889	-5% $-784	+0% $-680	+5% $-576	+10% $-471
Rate	-1.0pp $-484	-0.5pp $-581	base $-680	+0.5pp $-781	+1.0pp $-884

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	15d	1	0.80mi
9996 Spring Gulch Ln Punta Gorda, FL	4.0	2.0	1950	$1,895	$0.97	23d	1	0.92mi
9975 Bishop Creek Way Punta Gorda, FL	3.0	2.0	1899	$2,300	$1.21	23d	1	0.93mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: security

Listing history 28 events

1. 2026-05-31
   status $390,000 Pending 35 DOM
2. 2026-05-30
   days on market $390,000 Active 35 DOM
3. 2026-04-25
   listed $400,000 Active
4. 2026-04-09
   historical
5. 2026-04-09
   historical
6. 2026-04-02
   price $465,000
7. 2026-04-02
   price $465,000
8. 2026-03-12
   price $485,000
9. 2026-03-12
   price $485,000
10. 2026-02-25
    price $525,000
11. 2026-02-25
    price $525,000
12. 2026-02-02
    price $540,000
13. 2026-02-02
    price $540,000
14. 2025-10-30
    status Active
15. 2025-10-30
    listed $545,000 Active
16. 2025-08-07
    historical
17. 2025-08-07
    historical
18. 2025-04-10
    listed $545,000 Active
19. 2025-04-10
    listed $545,000 Active
20. 2022-06-30
    listed $415,200
21. 2021-03-08
    soldstatus $90,000
22. 2018-05-22
    historical
23. 2016-12-20
    listed $45,000 Active
24. 2016-09-08
    historical
25. 2016-01-14
    status Active
26. 2016-01-13
    historical
27. 2015-09-10
    listed $49,900 Active
28. 1988-12-01
    soldstatus $567,900

ⓘ 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: $6,418 · $535/mo
• Projected year-2 tax: $6,418 · $535/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,696
• − Mortgage interest: −$21,846
• − Property taxes: −$6,418
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − HOA: −$288
• − Depreciation: −$11,345
• Taxable loss: −$15,223
• Est. tax savings @ 24.0%: +$3,654
• After-tax cash flow: $-4,505/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

• Census place: Punta Gorda, FL
• 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

Price history

-29.6% since first listed

26 events — show timeline

• 2026-04-25 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — FORTMLS
• 2026-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $465,000 FORTMLS
• 2026-04-02 Price Changed $465,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $485,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $485,000 FORTMLS
• 2026-02-25 Price Changed $525,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $525,000 FORTMLS
• 2026-02-02 Price Changed $540,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $540,000 FORTMLS
• 2025-10-30 Relisted — FORTMLS
• 2025-10-30 Listed $545,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — FORTMLS
• 2025-04-10 Listed $545,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed $545,000 FORTMLS
• 2022-06-30 Listed $415,200 Stellar MLS as Distributed by MLS Grid
• 2021-03-08 Sold (Public Records) $90,000 Public Records
• 2018-05-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-20 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-01-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-09-10 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 1988-12-01 Sold (Public Records) $567,900 Public Records

Property tax history

+23.9%/yr

Latest (2025): $6,418 · +1.5% YoY. Source: county tax records.