12474 Poem Ave · Punta Gorda, FL 33955

$149,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 25 Days on market

Built 1959 8,103 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the peaceful community of Tropical Gulf Acres, surrounded by native Florida trees and natural beauty, this delightful 4-bedroom plus den, 2-bath home offers comfort and space. Bright and inviting, the home features spacious living areas and a screened front porch. The guest bathroom includes a tub/shower combination, while the primary bathroom features a walk-in shower. Tile flooring runs throughout the home, adding both style and easy maintenance. Recent updates include a newer roof (2024), updated electrical panel (2019), three newer window A/C units with heating capabilities, and newer tile floors. Tucked away in a quiet neighborhood, yet conveniently located near shopping, di

Key facts

• Screened front porch
• Newer roof
• Tile flooring

Tags

• SCREENED FRONT PORCH
• WALK IN SHOWER
• TILE FLOORING
• NEWER ROOF
• UPDATED ELECTRICAL PANEL
• NEWER WINDOW A C UNITS

Property features AI

Finance

• Other: Property zoned RSF3.5; Approximately 0.19 acres lot (about 753 m²)
• HOA & community: Community amenities include a basketball court and playground

Exterior

• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected
• Home design: Single-family residence; One story; Faces west
• Construction: Block and stucco construction; Membrane and shingle roof; Block foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Cooktop; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air-conditioning units
• Interior features: Split-bedroom floor plan; Family room fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y 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 $85k; list at $149k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.55% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $376,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28106 Chinquapin Dr	0.28mi	3/2.0	1,477 (-2%)	21mo	$304,990	$206	62
27207 Treadmill Dr	0.65mi	3/2.0	1,394 (-7%)	2mo	$350,000	$251	52

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $27,365
• Equity at exit: $22,216

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $90,236
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$781
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $808

Break-even live

Break-even rent $1,291

Max offer price $149,000

Occupancy floor 60%

Sensitivity live

Price	-10% $893	-5% $850	+0% $808	+5% $766	+10% $724
Rent	-10% $625	-5% $717	+0% $808	+5% $900	+10% $991
Rate	-1.0pp $883	-0.5pp $846	base $808	+0.5pp $770	+1.0pp $730

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	23d	1	0.65mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	23d	1	0.70mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	23d	1	1.11mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	23d	1	1.15mi
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	15d	1	1.24mi

Listing history 44 events

1. 2026-06-09
   days on market $149,000 Active 25 DOM
2. 2026-06-08
   days on market $149,000 Active 24 DOM
3. 2026-06-07
   days on market $149,000 Active 23 DOM
4. 2026-06-05
   days on market $149,000 Active 20 DOM
5. 2026-06-03
   days on market $149,000 Active 19 DOM
6. 2026-06-02
   days on market $149,000 Active 18 DOM
7. 2026-06-01
   days on market $149,000 Active 17 DOM
8. 2026-05-31
   days on market $149,000 Active 16 DOM
9. 2026-05-30
   days on market $149,000 Active 15 DOM
10. 2026-05-15
    listed $149,000 Active
11. 2026-05-07
    status Active
12. 2026-05-07
    historical
13. 2026-05-04
    status Pending
14. 2026-04-23
    status Active
15. 2026-04-17
    status Pending
16. 2026-03-14
    price $149,000
17. 2026-02-23
    status Active
18. 2026-02-11
    status Pending
19. 2026-01-06
    listed $159,000 Active
20. 2025-12-05
    historical
21. 2025-10-21
    status Active
22. 2025-10-03
    status Pending
23. 2025-09-30
    price $169,000
24. 2025-09-25
    price $199,000
25. 2025-08-31
    listed $169,000 Active
26. 2025-08-10
    price $169,000
27. 2025-07-17
    price $175,000
28. 2025-06-07
    price $199,900
29. 2025-05-16
    price $205,000
30. 2025-03-19
    price $225,000
31. 2025-02-04
    price $235,000
32. 2024-09-07
    listed $245,000 Active
33. 2021-01-19
    soldstatus $85,000
34. 2020-12-17
    soldstatus $85,000 Sold
35. 2020-12-03
    status Pending
36. 2020-11-30
    price $85,000
37. 2020-11-30
    status Active
38. 2020-11-19
    status Pending
39. 2020-11-02
    listed $95,000 Active
40. 2011-05-12
    soldstatus $13,000
41. 2011-03-02
    listed $13,000
42. 2000-05-03
    soldstatus $58,000
43. 1999-12-09
    soldstatus $34,000
44. 1982-10-01
    soldstatus $33,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,773
• − Mortgage interest: −$8,346
• − Property taxes: −$2,120
• − Insurance: −$745
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$4,335
• Taxable income: $7,784
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $7,831/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

• 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

+351.5% since first listed

35 events — show timeline

• 2026-05-15 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — FORTMLS
• 2026-05-07 Listing Removed — FORTMLS
• 2026-05-04 Pending — FORTMLS
• 2026-04-23 Relisted — FORTMLS
• 2026-04-17 Pending — FORTMLS
• 2026-03-14 Price Changed $149,000 FORTMLS
• 2026-02-23 Relisted — FORTMLS
• 2026-02-11 Pending — FORTMLS
• 2026-01-06 Listed $159,000 FORTMLS
• 2025-12-05 Listing Removed — FORTMLS
• 2025-10-21 Relisted — FORTMLS
• 2025-10-03 Pending — FORTMLS
• 2025-09-30 Price Changed $169,000 FORTMLS
• 2025-09-25 Price Changed $199,000 FORTMLS
• 2025-08-31 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-10 Price Changed $169,000 FORTMLS
• 2025-07-17 Price Changed $175,000 FORTMLS
• 2025-06-07 Price Changed $199,900 FORTMLS
• 2025-05-16 Price Changed $205,000 FORTMLS
• 2025-03-19 Price Changed $225,000 FORTMLS
• 2025-02-04 Price Changed $235,000 FORTMLS
• 2024-09-07 Listed $245,000 FORTMLS
• 2021-01-19 Sold (Public Records) $85,000 Public Records
• 2020-12-17 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-30 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-02 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-12 Sold (MLS) $13,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-02 Listed $13,000 Stellar MLS as Distributed by MLS Grid
• 2000-05-03 Sold (Public Records) $58,000 Public Records
• 1999-12-09 Sold (Public Records) $34,000 Public Records
• 1982-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,120 · +3.5% YoY. Source: county tax records.