None · Punta Gorda, FL 33950

$284,900

3 bd · 2.0 ba · 1,448 sqft · Condo public records · 5 Days on market

Built 2004

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WITH ONLY SIX RESIDENCES, SAVANNAH BAY IS A PEACEFUL WATERFRONT RETREAT RESIDING ON A WIDE BASIN OF WATER, OFFERING STUNNING SUNRISE VIEWS AND MAJESTIC SAILBOATS. THIS IS THE VIEW YOU WAKE UP TO — AND THE ONE YOU'LL LINGER OVER. Located in the highly sought-after waterfront community of Punta Gorda Isles, set along a wide water basin and within bike-riding distance to historic downtown Punta Gorda, farmers market, This BEAUTIFULLY FURNISHED 2-bedroom, 2-bath with den is offered FULLY TURNKEY, COMPLETELY STOCKED — built by acclaimed luxury home builder Tim Cabaral, who set the standard for refined condo living throughout this residence. Exceptional interior features include solid

Key facts

• Solid wood cabinetry
• Fully turnkey
• Wide water basin

Tags

• WATERFRONT RETREAT
• WIDE WATER BASIN
• FULLY TURNKEY
• SOLID WOOD CABINETRY
• GRANITE KITCHEN COUNTER
• CROWN MOLDING

Property features AI

Exterior

• Home design: Condo
• Construction: Living area approximately 1448

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Air conditioning
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (13.1% below list).
• Recommended offer: $248k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% 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 soft (-0.1%/yr); 1004 active listings in the ZIP; 40 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 39% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $247,603 (13.1% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-54,201
• Equity at exit: $42,480

10-year hold

• IRR: -21.4%
• Equity multiple: 0.05×
• Total profit: $-76,139
• Equity at exit: $24,633

Cash invested: $79,772 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 1004
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-13

Break-even live

Break-even rent $2,492

Max offer price $283,045

Occupancy floor 96%

Sensitivity live

Price	-10% $184	-5% $86	+0% $-13	+5% $-111	+10% $-210
Rent	-10% $-208	-5% $-111	+0% $-13	+5% $85	+10% $183
Rate	-1.0pp $131	-0.5pp $60	base $-13	+0.5pp $-87	+1.0pp $-162

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	23d	1	0.04mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	15d	1	0.05mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	23d	1	0.10mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	15d	1	0.12mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	15d	1	0.13mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	23d	1	0.13mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	15d	1	0.17mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	23d	1	0.17mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	23d	1	0.21mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	23d	1	0.21mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	23d	1	0.23mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	15d	1	0.24mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	15d	1	0.37mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	23d	1	0.41mi
1080 Bal Harbor Blvd Unit 4D Punta Gorda, FL	2.0	2.0	1114	$1,675	$1.50	23d	1	0.44mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	23d	1	0.47mi
2000 Bal Harbor Blvd #9112 Punta Gorda, FL	3.0	2.0	1517	$1,900	$1.25	15d	1	0.48mi
2001 Bal Harbor Blvd #2412 Punta Gorda, FL	2.0	2.0	1367	$2,300	$1.68	15d	1	0.52mi
2002 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	1517	$2,700	$1.78	23d	1	0.53mi
1980 Aqui Esta Dr Punta Gorda, FL	3.0	2.0	1862	$2,850	$1.53	23d	1	0.69mi
3640 Bal Harbor Blvd #534 Punta Gorda, FL	2.0	2.0	1405	$1,800	$1.28	15d	1	0.70mi
3627 Bal Harbor Blvd Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	23d	1	0.73mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	23d	1	0.76mi
2060 Via Seville Punta Gorda, FL	3.0	2.0	1855	$6,500	$3.50	23d	1	0.77mi
1001 Mineo Dr Punta Gorda, FL	3.0	2.0	1850	$4,500	$2.43	23d	1	0.78mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	23d	1	0.80mi
1620 Montia Ct Punta Gorda, FL	2.0	2.0	1100	$2,300	$2.09	23d	1	0.81mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	23d	1	0.81mi
423 Matares Dr Punta Gorda, FL	2.0	2.0	1650	$2,500	$1.52	23d	1	0.87mi
501 Bal Harbor Blvd Punta Gorda, FL	3.0	2.0	1830	$2,850	$1.56	15d	1	0.88mi
311 Garvin St Unit 407A Punta Gorda, FL	2.0	2.0	1114	$2,200	$1.97	23d	1	0.88mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	23d	1	0.90mi
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	23d	1	0.91mi
2429 Aqui Esta Dr Punta Gorda, FL	3.0	2.0	1317	$2,995	$2.27	23d	1	0.93mi
316 Coldeway Dr #26 Punta Gorda, FL	2.0	2.0	1460	$1,500	$1.03	15d	1	0.96mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	23d	1	0.97mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	23d	1	1.00mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	23d	1	1.02mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	23d	3	1.03mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	23d	1	1.03mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-22
   days on market $284,900 Coming Soon 5 DOM
2. 2026-06-18
   days on market $284,900 Coming Soon 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $284,900 Coming Soon 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: $29,712
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$8,288
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $1,043/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): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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