11145 2nd Ave · Punta Gorda, FL 33955

$294,900

3 bd · 2.0 ba · 1,272 sqft · Land · 591 Days on market

Built 2025 8,000 sqft lot

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-new 3 bed, 2 bath home in South Punta Gorda Heights! Ready now!! This beautifully designed single-story home features an open floor plan, tile and LVT flooring throughout (no carpet), and a modern kitchen with stone countertops, stainless steel appliances, and extra cabinet space. Bathrooms include full-tile showers and upgraded finishes. Built with quality block/stucco construction, insulated windows, and a 2-car garage. Enjoy peace of mind with a 1-year builder and 10-year structural warranty. Conveniently located near shopping, dining (try Carmelo’s Italian Ristorante, The Perfect Caper, and Laishley Crab House), and green space at Laishley Park. Zoned for local schools within minutes of the home.

Key facts

• 8,000 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Lot approximately 0.18 acres (80 x 100); Building area total 1,774 sq ft; living area 1,272 sq ft (builder measurements); Permit number: 20231280953; Property zoned RSF5; Furnished: unfurnished
• Financial info: Home warranty included
• HOA & community: No community features; No HOA association indicated

Exterior

• Parking: Attached 2-car garage (22x20); Driveway; Garage door opener; Open parking available
• Security: Smoke detector(s)
• Utilities: Well water; No sewer (private septic); Cable available; Electricity available; Phone available; Sprinkler well; Water available
• Home design: Single-family residence; One-story; Northeast-facing; Completed new construction (model: Nicole Rose)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction (builder: ADD VALUE DEVELOPMENT LLC, license CGC1514828, projected completion 2025-01-14)
• Exterior features: Front porch; Patio; Hurricane shutters; Sliding doors; Private mailbox; Cleared, landscaped and paved lot; Xeriscape landscaping; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water filtration system
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with exhaust fan; Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Double-pane insulated windows with shutters; Smoke detector(s)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (24.7% below list).
• Recommended offer: $222k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 $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

• It's been on market 591 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y 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 $12k; list at $295k implies a 2317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,017 (24.7% 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 591 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.1

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-65,844
• Equity at exit: $43,971

10-year hold

• IRR: -17.9%
• Equity multiple: 0.03×
• Total profit: $-80,495
• Equity at exit: $25,498

Cash invested: $82,572 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-284

Break-even live

Break-even rent $2,580

Max offer price $253,798

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-182	+0% $-284	+5% $-386	+10% $-488
Rent	-10% $-459	-5% $-372	+0% $-284	+5% $-196	+10% $-109
Rate	-1.0pp $-136	-0.5pp $-209	base $-284	+0.5pp $-360	+1.0pp $-438

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	22d	1	0.21mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	22d	1	0.47mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	22d	1	0.78mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	22d	1	1.01mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	14d	1	1.05mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	22d	1	1.18mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	22d	1	1.23mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	22d	1	1.38mi

Listing history 47 events

1. 2026-06-18
   days on market $294,900 Active 591 DOM
2. 2026-06-17
   days on market $294,900 Active 590 DOM
3. 2026-06-16
   days on market $294,900 Active 589 DOM
4. 2026-06-15
   days on market $294,900 Active 588 DOM
5. 2026-06-14
   days on market $294,900 Active 586 DOM
6. 2026-06-13
   days on market $294,900 Active 585 DOM
7. 2026-06-10
   days on market $294,900 Active 583 DOM
8. 2026-06-09
   days on market $294,900 Active 582 DOM
9. 2026-06-08
   days on market $294,900 Active 581 DOM
10. 2026-06-05
    days on market $294,900 Active 577 DOM
11. 2026-06-02
    pricedays on market $294,900 Active 575 DOM
12. 2026-06-01
    days on market $289,900 Active 574 DOM
13. 2026-05-31
    days on market $289,900 Active 573 DOM
14. 2026-05-30
    days on market $289,900 Active 572 DOM
15. 2026-02-26
    price $289,900 721-char remark

    Show marketing remark (721 chars)

    Brand-new 3 bed, 2 bath home in South Punta Gorda Heights! Ready now!! This beautifully designed single-story home features an open floor plan, tile and LVT flooring throughout (no carpet), and a modern kitchen with stone countertops, stainless steel appliances, and extra cabinet space. Bathrooms include full-tile showers and upgraded finishes. Built with quality block/stucco construction, insulated windows, and a 2-car garage. Enjoy peace of mind with a 1-year builder and 10-year structural warranty. Conveniently located near shopping, dining (try Carmelo’s Italian Ristorante, The Perfect Caper, and Laishley Crab House), and green space at Laishley Park. Zoned for local schools within minutes of the home.

16. 2026-02-26
    price $289,900

    Show marketing remark (721 chars)

    Brand-new 3 bed, 2 bath home in South Punta Gorda Heights! Ready now!! This beautifully designed single-story home features an open floor plan, tile and LVT flooring throughout (no carpet), and a modern kitchen with stone countertops, stainless steel appliances, and extra cabinet space. Bathrooms include full-tile showers and upgraded finishes. Built with quality block/stucco construction, insulated windows, and a 2-car garage. Enjoy peace of mind with a 1-year builder and 10-year structural warranty. Conveniently located near shopping, dining (try Carmelo’s Italian Ristorante, The Perfect Caper, and Laishley Crab House), and green space at Laishley Park. Zoned for local schools within minutes of the home.

17. 2025-07-17
    listed $294,900 Active 721-char remark

    Show marketing remark (721 chars)

    Brand-new 3 bed, 2 bath home in South Punta Gorda Heights! Ready now!! This beautifully designed single-story home features an open floor plan, tile and LVT flooring throughout (no carpet), and a modern kitchen with stone countertops, stainless steel appliances, and extra cabinet space. Bathrooms include full-tile showers and upgraded finishes. Built with quality block/stucco construction, insulated windows, and a 2-car garage. Enjoy peace of mind with a 1-year builder and 10-year structural warranty. Conveniently located near shopping, dining (try Carmelo’s Italian Ristorante, The Perfect Caper, and Laishley Crab House), and green space at Laishley Park. Zoned for local schools within minutes of the home.

18. 2024-11-04
    listed $294,900 Active
19. 2023-10-04
    soldstatus $12,200
20. 2023-01-02
    status Pending
21. 2022-10-11
    listed $13,900 Active
22. 2020-06-22
    historical
23. 2019-11-15
    listed $7,500 Active
24. 2019-11-06
    historical
25. 2019-02-19
    price $7,500
26. 2018-11-11
    listed $9,000 Active
27. 2018-04-03
    soldstatus $9,000
28. 2018-04-02
    status Pending
29. 2018-04-02
    status Active
30. 2018-04-02
    soldstatus $9,000 Sold
31. 2018-03-24
    status Pending
32. 2018-03-22
    status Pending
33. 2018-02-12
    status Pending
34. 2018-01-26
    historical
35. 2018-01-26
    price $15,000
36. 2018-01-26
    listed $10,000 Active
37. 2018-01-15
    price $9,000
38. 2018-01-15
    status Active
39. 2017-12-12
    historical
40. 2017-12-08
    price $9,500
41. 2017-11-16
    price $11,500
42. 2017-11-10
    price $14,500
43. 2017-11-10
    price $18,500
44. 2017-09-19
    listed $24,500 Active
45. 2016-10-26
    soldstatus $3,300 Sold
46. 2016-10-08
    status Pending
47. 2016-09-13
    listed $3,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $26,642
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$8,579
• Taxable loss: −$8,616
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-1,341/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

+7333.3% since first listed

33 events — show timeline

• 2026-02-26 Price Changed $289,900 FORTMLS
• 2026-02-26 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $294,900 FORTMLS
• 2024-11-04 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Sold (Public Records) $12,200 Public Records
• 2023-01-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-11 Listed $13,900 Stellar MLS as Distributed by MLS Grid
• 2020-06-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-11-15 Listed $7,500 Stellar MLS as Distributed by MLS Grid
• 2019-11-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-02-19 Price Changed $7,500 Stellar MLS as Distributed by MLS Grid
• 2018-11-11 Listed $9,000 Stellar MLS as Distributed by MLS Grid
• 2018-04-03 Sold (Public Records) $9,000 Public Records
• 2018-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-04-02 Sold (MLS) $9,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Price Changed $15,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Listed $10,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-15 Price Changed $9,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-12-08 Price Changed $9,500 Stellar MLS as Distributed by MLS Grid
• 2017-11-16 Price Changed $11,500 Stellar MLS as Distributed by MLS Grid
• 2017-11-10 Price Changed $14,500 Stellar MLS as Distributed by MLS Grid
• 2017-11-10 Price Changed $18,500 Stellar MLS as Distributed by MLS Grid
• 2017-09-19 Listed $24,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-26 Sold (MLS) $3,300 Stellar MLS as Distributed by MLS Grid
• 2016-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-13 Listed $3,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.2%/yr

Latest (2025): $553 · +1.3% YoY. Source: county tax records.