Carson Plan · Punta Gorda, FL 33955

$320,999

4 bd · 3.0 ba · 1,933 sqft · SingleFamily · 16 Days on market

Good condition

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Why this score? — see what drove the D 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

• Attached bathroom
• Open living area
• Covered patio

Tags

• SINGLE-STORY HOME
• OPEN LIVING AREA
• COVERED PATIO
• PRIVATE BATHROOM
• ATTACHED BATHROOM

Property features AI

Finance

• Financial info: List price $320,999

Exterior

• Parking: 2 covered garage spaces (2 parking spaces total)
• Home design: Carson plan (new construction, inventory type: Plan); Single-family home (Punta Gorda address)
• Construction: New construction (Carson plan)
• Exterior features: Living area of approximately 1,933 (per listing)

Interior

• Kitchen: Standard appliances included (per builder plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area of the Carson plan
• Laundry & utility: Laundry area included (per builder plan)

🏗️ New construction. The $320,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,466.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $321k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $321k).
• Recommended offer: $316k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $3,259/mo this rent would consume 51% of the median local household income ($77k/yr) (locally 226% 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 $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 16 days — a 2% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Recommended offer $316,184 (1.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $390,466
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13467 Turnleaf Blvd	0.12mi	4/2.5	2,103 (+9%)	1mo	$316,990	$151	77
13269 Turnleaf Blvd	0.15mi	3/3.0 (-1)	2,217 (+15%)	3mo	$459,999	$207	61
26866 Dove Dr	0.54mi	3/3.5 (-1)	2,003 (+4%)	2mo	$459,990	$230	60
13341 Turnleaf Blvd	0.06mi	3/2.0 (-1)	2,201 (+14%)	7mo	$445,000	$202	60
26210 Coral Lakes Dr	0.75mi	3/2.5 (-1)	2,221 (+15%)	3mo	$395,500	$178	31

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-71,099
• Equity at exit: $58,220

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-71,853
• Equity at exit: $33,760

Cash invested: $109,330 (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: 1481
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,259 medium
• Mortgage (P&I): −$2,048
• Tax est. 1.5%: −$488 /mo · $5,857/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $-124

Break-even live

Break-even rent $3,416

Max offer price $372,573

Occupancy floor 99%

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: $97,616
• Closing costs: $11,714
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	13d	1	0.21mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	20d	1	0.57mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	20d	1	1.14mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	20d	1	1.19mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	20d	1	1.28mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	20d	1	1.29mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	20d	1	1.30mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	20d	1	1.33mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	20d	1	1.36mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	20d	1	1.46mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	20d	2	1.48mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	20d	3	1.50mi

Listing history 12 events

1. 2026-06-18
   days on market $320,999 Active 16 DOM
2. 2026-06-17
   days on market $320,999 Active 15 DOM
3. 2026-06-16
   days on market $320,999 Active 14 DOM
4. 2026-06-15
   days on market $320,999 Active 13 DOM
5. 2026-06-14
   days on market $320,999 Active 11 DOM
6. 2026-06-13
   days on market $320,999 Active 10 DOM
7. 2026-06-10
   days on market $320,999 Active 8 DOM
8. 2026-06-09
   days on market $320,999 Active 7 DOM
9. 2026-06-08
   days on market $320,999 Active 6 DOM
10. 2026-06-05
    days on market $320,999 Active 2 DOM
11. 2026-06-03
    remarks 411-char remark
12. 2026-06-03
    listed $320,999 Active 1 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: $39,110
• − Mortgage interest: −$21,872
• − Property taxes: −$5,857
• − Insurance: −$1,952
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − Depreciation: −$11,359
• Taxable loss: −$8,188
• Est. tax savings @ 24.0%: +$1,965
• After-tax cash flow: $481/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 · 12 photos

Good 80/100 None rehab

This move-in-ready single-story home offers a modern and well-maintained living space with a covered patio and ample natural light.

Value-add opportunities

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space
• Both Smart home integration — Improves convenience and energy efficiency
• Both Smart thermostat — Saves energy and improves comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space ↑
• Both Smart home integration — Improves convenience and energy efficiency ↑
• Both Smart thermostat — Saves energy and improves comfort ↑

ⓘ 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 — 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 · 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