30095 Beech Rd · Cleveland, FL 33982

$275,000

3 bd · 3.0 ba · 1,063 sqft · Land · 86 Days on market

Built 2025 10,018 sqft lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Beautiful new construction home located in the desirable Punta Gorda area of Florida’s Gulf Coast. This modern residence features an open-concept floor plan with a bright great room, contemporary kitchen with island, and spacious bedrooms designed for comfortable Florida living. Tile flooring throughout and high ceilings create a clean and elegant feel. Situated on a generous lot, the property offers plenty of outdoor space with room to add a pool, garden, or entertainment area. The home includes a private driveway, attached garage, and a covered lanai perfect for enjoying the warm Gulf Coast climate year-round. Conveniently located near shopping, dining, parks, and the vibrant waterf

Key facts

• Contemporary kitchen
• Generous lot
• Tile flooring

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT FLOOR PLAN
• CONTEMPORARY KITCHEN
• TILE FLOORING
• HIGH CEILINGS
• GENEROUS LOT

Property features AI

Finance

• Financial info: Pets allowed with conditions (call for details)
• HOA & community: Non-gated community; Association fee listed as $0

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Paved parking; Garage door opener
• Security: Smoke detector(s)
• Utilities: Septic tank; Private well water; Cable available; High speed internet available; Public maintained paved road
• Home design: Single-story home; Entry level: 1; New construction; South-facing; North exposure noted
• Construction: Block, concrete and stucco construction; Shingle roof; New construction
• Exterior features: Fenced yard; Open patio/porch; Patio; Porch; Room for a pool; Outdoor storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Breakfast bar; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on the main level; Additional bedroom(s) on the main level
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Separate shower in at least one bathroom; Shower-only stall in at least one bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Eat-in kitchen; Kitchen island; High ceilings; Living/dining room; Main level primary bedroom; Bedroom on main level; Pantry; Separate shower; Shower only; Walk-in closet(s); Cable TV available; High speed internet available; Split bedroom floorplan; Sliding windows; Impact glass windows; Unfurnished
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $56 ($675/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 $248k (9.9% below list).
• Recommended offer: $248k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% in Cleveland — 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 67/100 on livability (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities 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; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 41% of the median local income ($72k/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 $8k 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 86 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 12y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $275k implies a 1428% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $247,681 (9.9% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.3

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-38,096
• Equity at exit: $41,003

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-16,454
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $56

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 93%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   price $275,000 Active 86 DOM
2. 2026-06-18
   days on market $285,000 Active 86 DOM
3. 2026-06-17
   days on market $285,000 Active 85 DOM
4. 2026-06-16
   days on market $285,000 Active 84 DOM
5. 2026-06-15
   days on market $285,000 Active 83 DOM
6. 2026-06-14
   days on market $285,000 Active 81 DOM
7. 2026-06-13
   days on market $285,000 Active 80 DOM
8. 2026-06-10
   days on market $285,000 Active 78 DOM
9. 2026-06-09
   days on market $285,000 Active 77 DOM
10. 2026-06-08
    days on market $285,000 Active 76 DOM
11. 2026-06-07
    days on market $285,000 Active 75 DOM
12. 2026-06-05
    pricedays on market $285,000 Active 72 DOM
13. 2026-06-03
    days on market $290,000 Active 71 DOM
14. 2026-06-02
    days on market $290,000 Active 70 DOM
15. 2026-06-01
    days on market $290,000 Active 69 DOM
16. 2026-05-31
    days on market $290,000 Active 68 DOM
17. 2026-05-30
    days on market $290,000 Active 67 DOM
18. 2026-04-09
    listed $289,900 Active
19. 2026-03-31
    historical
20. 2026-03-24
    historical
21. 2026-03-24
    listed $290,000 Active
22. 2026-03-24
    historical
23. 2026-03-18
    status Active
24. 2026-03-17
    status Pending
25. 2026-02-27
    price $289,900
26. 2026-02-27
    price $289,900
27. 2026-02-26
    price $289,900
28. 2026-01-27
    price $294,900
29. 2026-01-27
    price $294,900
30. 2026-01-27
    price $294,900
31. 2025-12-09
    listed $305,000 Active
32. 2025-12-04
    listed $305,000 Active
33. 2025-12-04
    listed $305,000 Active
34. 2024-04-16
    soldstatus $18,000
35. 2024-04-15
    soldstatus $18,000 Closed
36. 2024-03-23
    status Pending
37. 2024-02-19
    listed $18,900 Active
38. 2023-10-27
    historical
39. 2023-09-18
    price $306,400
40. 2023-09-06
    listed $456,500 Active
41. 2023-09-05
    historical
42. 2023-08-02
    listed $389,400 Active
43. 2023-06-29
    historical
44. 2023-02-20
    listed $371,400 Active
45. 2023-01-10
    historical
46. 2022-11-10
    status Active
47. 2022-10-14
    historical
48. 2022-07-25
    price $336,400
49. 2022-07-25
    price $364,300
50. 2022-07-22
    price $336,400

ⓘ 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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,722
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$8,000
• Taxable loss: −$3,938
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $1,620/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D 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

+4735.7% since first listed

45 events — show timeline

• 2026-04-09 Listed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listing Removed — MARMLS
• 2026-03-24 Listed $290,000 FORTMLS
• 2026-03-24 Listing Removed — FORTMLS
• 2026-03-18 Relisted — FORTMLS
• 2026-03-17 Pending — FORTMLS
• 2026-02-27 Price Changed $289,900 MARMLS
• 2026-02-27 Price Changed $289,900 FORTMLS
• 2026-02-26 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $294,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $294,900 FORTMLS
• 2026-01-27 Price Changed $294,900 MARMLS
• 2025-12-09 Listed $305,000 MARMLS
• 2025-12-04 Listed $305,000 FORTMLS
• 2025-12-04 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-16 Sold (Public Records) $18,000 Public Records
• 2024-04-15 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-02-19 Listed $18,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-18 Price Changed $306,400 Stellar MLS as Distributed by MLS Grid
• 2023-09-06 Listed $456,500 Stellar MLS as Distributed by MLS Grid
• 2023-09-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-08-02 Listed $389,400 Stellar MLS as Distributed by MLS Grid
• 2023-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Listed $371,400 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-11-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-25 Price Changed $336,400 Stellar MLS as Distributed by MLS Grid
• 2022-07-25 Price Changed $364,300 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Price Changed $336,400 Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Price Changed $341,400 Stellar MLS as Distributed by MLS Grid
• 2022-03-21 Price Changed $338,400 Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Price Changed $341,400 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Listed $326,400 Stellar MLS as Distributed by MLS Grid
• 2021-11-17 Sold (Public Records) $13,000 Public Records
• 2021-11-16 Sold (MLS) $13,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-17 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Listed $5,995 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $361 · -23.3% YoY. Source: county tax records.