27160 Chula Vista Dr · Punta Gorda, FL 33955

$215,000

2 bd · 1.0 ba · 796 sqft · SingleFamily public records · 51 Days on market

Built 1998 9,583 sqft lot ↓ 55% since listing

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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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover exceptional value at 27160 Chula Vista Drive in the growing community of Tropical Gulf Acres. This 2-bedroom, 1-bath single-family home offers a bright, functional layout with tile flooring throughout and abundant natural light, creating a clean and easy-to-maintain living space ideal for full-time residents, seasonal users, or investors. The kitchen is equipped with range, refrigerator, dishwasher, and microwave, making it move-in ready or primed for immediate rental potential. Set on a spacious lot, the property provides ample room to expand, entertain, or design your own outdoor retreat, with no HOA restrictions allowing for flexibility and freedom. Located just minutes from Pun

Key facts

• Spacious lot
• No hoa restrictions
• Tile flooring

Tags

• TILE FLOORING
• MOVE IN READY
• SPACIOUS LOT
• NO HOA RESTRICTIONS
• PROXIMITY TO CHARLOTTE HARBOR

Property features AI

Finance

• Other: Single-unit property
• Financial info: Pets allowed with conditional approval (call for details)
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story; Resale property; Faces south; North exposure on lot
• Construction: Built with block, concrete, stucco, and wood frame; Shingle roof
• Exterior features: Patio; No other exterior features listed

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Great Room
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Ceiling fan(s)
• Interior features: Single-hung windows; Closet cabinetry; Pantry; Unfurnished; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (7.5% below list).
• Recommended offer: $199k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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; 1 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 51 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 11844% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $142k; list at $215k implies a 51% 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; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,873 (7.5% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.0

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-24,482
• Equity at exit: $32,057

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-8,032
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $163

Break-even live

Break-even rent $1,783

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27382 Pasadena Dr Punta Gorda, FL	3.0	1.0	800	$1,445	$1.81	21d	1	0.92mi

Listing history 30 events

1. 2026-06-18
   days on market $215,000 Active 51 DOM
2. 2026-06-17
   days on market $215,000 Active 50 DOM
3. 2026-06-16
   days on market $215,000 Active 49 DOM
4. 2026-06-15
   days on market $215,000 Active 48 DOM
5. 2026-06-14
   days on market $215,000 Active 46 DOM
6. 2026-06-13
   days on market $215,000 Active 45 DOM
7. 2026-06-10
   days on market $215,000 Active 43 DOM
8. 2026-06-09
   days on market $215,000 Active 42 DOM
9. 2026-06-08
   days on market $215,000 Active 41 DOM
10. 2026-06-07
    days on market $215,000 Active 40 DOM
11. 2026-06-05
    days on market $215,000 Active 37 DOM
12. 2026-06-03
    days on market $215,000 Active 36 DOM
13. 2026-06-02
    days on market $215,000 Active 35 DOM
14. 2026-06-01
    days on market $215,000 Active 34 DOM
15. 2026-05-31
    days on market $215,000 Active 33 DOM
16. 2026-05-30
    days on market $215,000 Active 32 DOM
17. 2026-04-28
    listed $1,800
18. 2026-04-25
    historical $1,800
19. 2026-04-24
    historical
20. 2026-04-23
    listed $215,000 Active
21. 2026-03-07
    listed $1,800
22. 2026-03-07
    historical $1,800
23. 2026-03-06
    listed $1,800
24. 2026-03-02
    price $209,500
25. 2026-02-09
    listed $234,999 Active
26. 2025-11-29
    soldstatus $142,500
27. 2025-09-11
    soldstatus $160,000
28. 2023-10-13
    soldstatus $87,000
29. 1998-02-10
    soldstatus $20,000
30. 1997-04-25
    soldstatus $4,000

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 5/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,865
• − Mortgage interest: −$12,043
• − Property taxes: −$2,294
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$6,255
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,344/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

-55.0% since first listed

14 events — show timeline

• 2026-04-28 Listed for Rent $1,800 FGCMLS
• 2026-04-25 Rental Removed $1,800 FGCMLS
• 2026-04-24 Listing Removed — FORTMLS
• 2026-04-23 Listed $215,000 FORTMLS
• 2026-03-07 Listed for Rent $1,800 FGCMLS
• 2026-03-07 Rental Removed $1,800 FORTMLS
• 2026-03-06 Listed for Rent $1,800 FORTMLS
• 2026-03-02 Price Changed $209,500 FORTMLS
• 2026-02-09 Listed $234,999 FORTMLS
• 2025-11-29 Sold (Public Records) $142,500 Public Records
• 2025-09-11 Sold (Public Records) $160,000 Public Records
• 2023-10-13 Sold (Public Records) $87,000 Public Records
• 1998-02-10 Sold (Public Records) $20,000 Public Records
• 1997-04-25 Sold (Public Records) $4,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,294 · -7.8% YoY. Source: county tax records.