708 W Olympia Ave · Punta Gorda, FL 33950

$299,000

4 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 6 Days on market

Built 1947 5,978 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Location, location, location Duplex in Historical District downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for a investment with more income potential.

Key facts

• 5,978 sq ft lot
• Built 1947
• Listed 6 days

Property features AI

Finance

• Other: Pets allowed
• Financial info: Annual net income reported (multi-family): $40,000; No lease restrictions reported
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Phone available; Water connected; Sewer connected; Sprinkler meter
• Home design: Residential income property — duplex; One building
• Construction: Stucco construction; Metal roof; Slab foundation; Built area approximately 1,152 (owner reported)
• Exterior features: Private mailbox; Sidewalk; Sprinkler meter; Irrigation equipment

Interior

• Kitchen: Convection oven; Ice maker; Microwave; Range hood; Refrigerator
• Bedrooms: Two total bedrooms; Each unit is a 1-bedroom unit (duplex with two 1-bedroom units)
• Bathrooms: Two total bathrooms (one per unit)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative. Per door: $-156/mo.
• To cash-flow at today's rent, offer at most $244k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (11.3% below list).
• Recommended offer: $244k (18.5% below list) — sets the bar for cash-flow.
• Cap rate 6.8% 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; 8 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 42% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $250k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $243,829 (18.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.89% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.4

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-75,862
• Equity at exit: $44,582

10-year hold

• IRR: -47.4%
• Equity multiple: -0.44×
• Total profit: $-120,685
• Equity at exit: $25,852

Cash invested: $83,720 (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: 18.8×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$287 /mo · $3,450/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-312

Break-even live

Break-even rent $3,046

Max offer price $243,829

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-228	+0% $-312	+5% $-397	+10% $-482
Rent	-10% $-522	-5% $-417	+0% $-312	+5% $-208	+10% $-103
Rate	-1.0pp $-162	-0.5pp $-236	base $-312	+0.5pp $-390	+1.0pp $-469

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,652
Total (2 units)			$2,651

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 W Olympia Ave Punta Gorda, FL	3.0	1.0	912	$1,750	$1.92	15d	1	0.26mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	23d	1	0.78mi
1477 Park Beach Cir Punta Gorda, FL	2.0–3.0	2.0–3.0	1767	$4,750	$2.69	15d	2	0.79mi
1500 Park Beach Cir Punta Gorda, FL	2.0–4.0	2.0	1494	$5,500	$3.68	15d	2	0.82mi
215 Lewis Cir #111 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	23d	1	0.84mi
219 Lewis Cir #112 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	23d	1	0.85mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	23d	3	0.87mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	23d	1	1.35mi

Listing history 28 events

1. 2026-06-22
   days on market $299,000 Active 6 DOM
2. 2026-06-18
   days on market $299,000 Active 3 DOM
3. 2026-06-17
   days on market $299,000 Active 2 DOM
4. 2026-06-15
   pricestatusdays on marketlisting id $299,000 Active 1 DOM
5. 2026-05-03
   status Pending
6. 2026-04-26
   price $239,000
7. 2026-04-25
   status Active
8. 2026-04-17
   status Pending
9. 2025-11-20
   listed $259,000 Active
10. 2021-03-26
    soldstatus $249,900
11. 2021-03-24
    soldstatus $249,900 Closed 263-char remark

    Show marketing remark (255 chars)

    Great location, location, location. Duplex in Historical Downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for an investment with more income potential.

12. 2021-03-24
    soldstatus $249,900 Closed 255-char remark

    Show marketing remark (255 chars)

    Great location, location, location. Duplex in Historical Downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for an investment with more income potential.

13. 2021-03-10
    status Pending 263-char remark

    Show marketing remark (255 chars)

    Great location, location, location. Duplex in Historical Downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for an investment with more income potential.

14. 2021-03-10
    status Pending 255-char remark

    Show marketing remark (255 chars)

    Great location, location, location. Duplex in Historical Downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for an investment with more income potential.

15. 2021-03-08
    listed $249,900 Active 255-char remark

    Show marketing remark (255 chars)

    Great location, location, location. Duplex in Historical Downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for an investment with more income potential.

16. 2021-03-05
    listed $249,900 Active 263-char remark

    Show marketing remark (263 chars)

    Great Location, location, location Duplex in Historical District downtown Punta Gorda. Only a few blocks away from the river and parks. Short distance to restaurants, shopping, entertainment and more downtown. Perfect for a investment with more income potential.

17. 2018-05-26
    status Pending
18. 2018-05-25
    historical
19. 2018-02-15
    price $229,900
20. 2018-01-29
    listed $236,900 Active
21. 2017-02-15
    historical
22. 2016-12-07
    price $244,900
23. 2016-12-05
    listed $250,000 Active
24. 2016-11-30
    historical
25. 2016-11-16
    historical
26. 2016-06-03
    listed $250,000 Active
27. 2016-05-16
    listed $250,000 Active
28. 1990-06-01
    soldstatus $45,000

ⓘ 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: $3,450 · $287/mo
• Projected year-2 tax: $3,450 · $287/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $31,812
• − Mortgage interest: −$16,749
• − Property taxes: −$3,450
• − Insurance: −$6,614
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$8,698
• Taxable loss: −$8,788
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-1,639/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

Price history

+431.1% since first listed

24 events — show timeline

• 2026-05-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-26 Sold (Public Records) $249,900 Public Records
• 2021-03-24 Sold (MLS) $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-24 Sold (MLS) $249,900 FORTMLS
• 2021-03-10 Pending — FORTMLS
• 2021-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-08 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-05 Listed $249,900 FORTMLS
• 2018-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-02-15 Price Changed $229,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-29 Listed $236,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-07 Price Changed $244,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-05 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-16 Listing Removed — FORTMLS
• 2016-06-03 Listed $250,000 FORTMLS
• 2016-05-16 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 1990-06-01 Sold (Public Records) $45,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,450 · +16.9% YoY. Source: county tax records.