45067 Pipevine Cir · Alva, FL 33982

$340,298

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 45 Days on market

Built 2026 Good condition 5,357 sqft lot $430/mo HOA · 10% of rent

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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 +24.4/30.0
• 1% rule +7.9/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with a covered lanai extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Open-concept design
• Covered lanai
• Spacious loft

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• SPACIOUS LOFT

Property features AI

Finance

• Other: Property listed as new construction; Possession at closing
• Financial info: Total one-time fees and recurring fee totals recorded (buyer to verify exact amounts)
• HOA & community: Mandatory HOA; Master HOA fee collected quarterly; Quarterly HOA fees; Master HOA approximately $700 quarterly; HOA approximately $589.50 quarterly; One-time other fee listed; Total annual recurring fees noted; HOA maintenance covers insurance, internet/Wi-Fi, lawn/land maintenance, recreation facilities and street lights; Developer-managed community; Community amenities include clubhouse, pools, parks, dog park, exercise room, tennis, pickleball, basketball, bike/jog paths, fishing pier, boat dock/launch, shuffleboard, beauty salon, electric vehicle charging, sidewalks and underground utilities; Community type: Non-gated with tennis

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Electric service (central)
• Home design: Single-family home; 2-story traditional design; Rear exposure faces south; Located in Babcock Ranch development (Sabal Glen at Midtown)
• Construction: Concrete block construction; Built in 2026
• Exterior features: Stucco exterior; Shingle roof; Single-hung and sliding windows; Manual shutters for storm protection; Landscaped area view; Regular lot; Developer-provided lot dimensions; Irrigation with lake/canal and reclaimed water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Self-cleaning oven; Refrigerator/ice maker; Freezer; Pantry
• Bedrooms: 4 bedrooms; Master bedroom located upstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with shower (no tub)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Breakfast bar, eat-in kitchen and dining area in living space; Great room, loft, open porch/lanai, guest room and guest bath; Laundry in residence
• Laundry & utility: Washer and dryer included; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#514 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, 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: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $4,395/mo this rent would consume 73% of the median local household income ($72k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 + 4.1% rent growth), your $95k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $330,089 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-5,791
• Equity at exit: $50,740

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $74,134
• Equity at exit: $29,423

Cash invested: $95,283 (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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,395 high
• Mortgage (P&I): −$1,785
• Tax est. 1.5%: −$425 /mo · $5,104/yr
• Insurance: −$142
• HOA: −$430
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $690

Break-even live

Break-even rent $3,521

Max offer price $340,298

Occupancy floor 79%

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: $85,074
• Closing costs: $10,209
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15405 Green Acres Ave #2331 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	21d	1	1.32mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	21d	1	1.39mi
15194 Bluffton Ln #1422 Punta Gorda, FL	3.0	2.0	2110	$6,300	$2.99	13d	1	1.45mi
15375 Green Acres Ave #2211 Punta Gorda, FL	3.0	2.0	1301	$2,295	$1.76	21d	1	1.46mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	21d	1	1.47mi
15170 Bluffton Ln Unit 1821 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	13d	1	1.50mi

HOA detail

• Monthly dues: $430 · $5,160/yr

Listing history 18 events

1. 2026-06-18
   days on market $340,298 Active 45 DOM
2. 2026-06-17
   days on market $340,298 Active 44 DOM
3. 2026-06-16
   days on market $340,298 Active 43 DOM
4. 2026-06-15
   days on market $340,298 Active 42 DOM
5. 2026-06-14
   days on market $340,298 Active 40 DOM
6. 2026-06-13
   days on market $340,298 Active 39 DOM
7. 2026-06-10
   days on market $340,298 Active 37 DOM
8. 2026-06-09
   pricedays on market $340,298 Active 36 DOM
9. 2026-06-08
   days on market $346,298 Active 35 DOM
10. 2026-06-07
    days on market $346,298 Active 34 DOM
11. 2026-06-05
    days on market $346,298 Active 31 DOM
12. 2026-06-03
    days on market $346,298 Active 30 DOM
13. 2026-06-02
    days on market $346,298 Active 29 DOM
14. 2026-06-01
    days on market $346,298 Active 28 DOM
15. 2026-05-31
    days on market $346,298 Active 27 DOM
16. 2026-05-30
    days on market $346,298 Active 26 DOM
17. 2026-05-04
    listed $346,298 Active
18. 2026-03-17
    listed $346,298 Active 423-char remark

    Show marketing remark (423 chars)

    This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open-concept design seamlessly connects the kitchen, dining room and family room, with a covered lanai extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

ⓘ 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: $52,740
• − Mortgage interest: −$19,062
• − Property taxes: −$5,104
• − Insurance: −$1,701
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − HOA: −$5,160
• − Depreciation: −$9,900
• Taxable income: $3,374
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $7,474/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It has potential for further value increases through minor exterior updates and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Alva

• Score: 68/100
• State rank: #514
• US rank: #9471

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $346,298 NAPLESMLS
• 2026-03-17 Listed $346,298 Zillow