11290 6th Ave · Punta Gorda, FL 33955

$198,900

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 601 Days on market

Built 1958 0.28 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• 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 MLS

* * MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 5:00 PM 12/1/21 * * CONTRACTORS TAKE NOTE OF THIS OPPORTUNITY!! Bring your vision and your know-how to make this property shine once again. This 2 bed, 1 bath home with a good-sized lanai and shed sit atop of an oversized lot. The property is situated close to route 41 with easy access to I-75 and close to Cape Coral and North Ft Myers. Home being sold AS IS, includes all personal property on the premises. CASH SALE ONLY.

Key facts

• Close to restaurants
• Screened lanai
• New roof installed

Tags

• SCREENED LANAI
• NEW ROOF INSTALLED
• CLOSE TO GREAT SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO HISTORIC PUNTA GORDA
• CLOSE TO FISHERMAN'S VILLAGE

Property features AI

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single-family residence; One story; Faces southwest
• Construction: Block construction; Shingle roof; Slab foundation; Built on a lot of about 0.28 acres
• Exterior features: Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 601 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask is 16489% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; list at $199k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $175,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 601 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.2

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-16,475
• Equity at exit: $29,657

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,977
• Equity at exit: $17,197

Cash invested: $55,692 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $247

Break-even live

Break-even rent $1,703

Max offer price $198,900

Occupancy floor 83%

Sensitivity live

Price	-10% $360	-5% $303	+0% $247	+5% $191	+10% $135
Rent	-10% $88	-5% $168	+0% $247	+5% $327	+10% $406
Rate	-1.0pp $347	-0.5pp $298	base $247	+0.5pp $196	+1.0pp $143

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	23d	1	0.98mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	15d	1	1.19mi

Listing history 31 events

1. 2026-06-22
   days on market $198,900 Active 601 DOM
2. 2026-06-18
   days on market $198,900 Active 598 DOM
3. 2026-06-17
   days on market $198,900 Active 597 DOM
4. 2026-06-16
   days on market $198,900 Active 596 DOM
5. 2026-06-15
   days on market $198,900 Active 595 DOM
6. 2026-06-14
   days on market $198,900 Active 593 DOM
7. 2026-06-13
   days on market $198,900 Active 592 DOM
8. 2026-06-10
   days on market $198,900 Active 590 DOM
9. 2026-06-09
   days on market $198,900 Active 589 DOM
10. 2026-06-08
    days on market $198,900 Active 588 DOM
11. 2026-06-05
    days on market $198,900 Active 584 DOM
12. 2026-06-02
    days on market $198,900 Active 582 DOM
13. 2026-06-01
    days on market $198,900 Active 581 DOM
14. 2026-05-31
    days on market $198,900 Active 580 DOM
15. 2026-05-30
    days on market $198,900 Active 579 DOM
16. 2024-12-07
    historical $1,495
17. 2024-11-07
    price $1,495
18. 2024-10-28
    listed $1,199
19. 2024-10-28
    listed $198,900 Active
20. 2021-12-17
    soldstatus $78,100 Closed 475-char remark

    Show marketing remark (475 chars)

    * * MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 5:00 PM 12/1/21 * * CONTRACTORS TAKE NOTE OF THIS OPPORTUNITY!! Bring your vision and your know-how to make this property shine once again. This 2 bed, 1 bath home with a good-sized lanai and shed sit atop of an oversized lot. The property is situated close to route 41 with easy access to I-75 and close to Cape Coral and North Ft Myers. Home being sold AS IS, includes all personal property on the premises. CASH SALE ONLY.

21. 2021-12-17
    soldstatus $78,100

    Show marketing remark (475 chars)

    * * MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 5:00 PM 12/1/21 * * CONTRACTORS TAKE NOTE OF THIS OPPORTUNITY!! Bring your vision and your know-how to make this property shine once again. This 2 bed, 1 bath home with a good-sized lanai and shed sit atop of an oversized lot. The property is situated close to route 41 with easy access to I-75 and close to Cape Coral and North Ft Myers. Home being sold AS IS, includes all personal property on the premises. CASH SALE ONLY.

22. 2021-12-02
    status Pending 475-char remark

    Show marketing remark (475 chars)

    * * MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 5:00 PM 12/1/21 * * CONTRACTORS TAKE NOTE OF THIS OPPORTUNITY!! Bring your vision and your know-how to make this property shine once again. This 2 bed, 1 bath home with a good-sized lanai and shed sit atop of an oversized lot. The property is situated close to route 41 with easy access to I-75 and close to Cape Coral and North Ft Myers. Home being sold AS IS, includes all personal property on the premises. CASH SALE ONLY.

23. 2021-11-29
    listed $75,000 Active 475-char remark

    Show marketing remark (475 chars)

    * * MULTIPLE OFFERS. HIGHEST AND BEST DUE BY 5:00 PM 12/1/21 * * CONTRACTORS TAKE NOTE OF THIS OPPORTUNITY!! Bring your vision and your know-how to make this property shine once again. This 2 bed, 1 bath home with a good-sized lanai and shed sit atop of an oversized lot. The property is situated close to route 41 with easy access to I-75 and close to Cape Coral and North Ft Myers. Home being sold AS IS, includes all personal property on the premises. CASH SALE ONLY.

24. 2013-06-28
    soldstatus $41,000 433-char remark

    Show marketing remark (433 chars)

    3 bedroom 1 bath home built in 1958. Located in quiet neighborhood this Punta Gorda home features 865 sq ft of living space, a large screened in lanai and a big yard with plenty of room! This is a HomePath Renovation Financing property and requires no appraisal and no MI Mortgage Insurance! More information has been left at the home for your benefit and see attached in MLS. Purchase this property for as little as 3 percent down!

25. 2013-05-20
    listed $42,500 433-char remark

    Show marketing remark (433 chars)

    3 bedroom 1 bath home built in 1958. Located in quiet neighborhood this Punta Gorda home features 865 sq ft of living space, a large screened in lanai and a big yard with plenty of room! This is a HomePath Renovation Financing property and requires no appraisal and no MI Mortgage Insurance! More information has been left at the home for your benefit and see attached in MLS. Purchase this property for as little as 3 percent down!

26. 2007-04-30
    soldstatus $119,900
27. 2007-04-18
    soldstatus $119,900
28. 2006-01-03
    listed $119,900
29. 2001-08-09
    soldstatus $61,900
30. 2000-07-11
    soldstatus $54,400
31. 1990-11-01
    soldstatus $36,500

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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 4/10 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: $24,196
• − Mortgage interest: −$11,141
• − Property taxes: −$2,637
• − Insurance: −$994
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$5,786
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $3,023/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

-95.9% since first listed

16 events — show timeline

• 2024-12-07 Rental Removed $1,495 STELLARMLS
• 2024-11-07 Price Changed $1,495 STELLARMLS
• 2024-10-28 Listed for Rent $1,199 STELLARMLS
• 2024-10-28 Listed $198,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-17 Sold (Public Records) $78,100 Public Records
• 2021-12-17 Sold (MLS) $78,100 Stellar MLS as Distributed by MLS Grid
• 2021-12-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-11-29 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-28 Sold (MLS) $41,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-20 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 2007-04-30 Sold (Public Records) $119,900 Public Records
• 2007-04-18 Sold (MLS) $119,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-03 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2001-08-09 Sold (Public Records) $61,900 Public Records
• 2000-07-11 Sold (Public Records) $54,400 Public Records
• 1990-11-01 Sold (Public Records) $36,500 Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,637 · +11.7% YoY. Source: county tax records.