Is 11148 Dewdrop St in Punta Gorda, FL a good investment?

CashFlowRE grades it D- with a 3.1% cap rate and $-1,013/mo modeled cash flow at a $379,499 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 11148 Dewdrop St?

The modeled cap rate is 3.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,439/month, from CashFlowRE's rent model.

🌊 Lakefront

D- Composite 36.54

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).

ARV discount +15.0/15.0
Schools +5.5/10.0
Cash flow +4.3/30.0
Condition / age +4.0/5.0
Livability +3.8/5.0
Rent growth +2.5/5.0
1% rule +1.4/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$379,499

11148 Dewdrop St · Punta Gorda, FL 33955

3 bd · 2.0 ba · 1,843 sqft · SingleFamily · 135 Days on market

Built 2026 Good condition 9,147 sqft lot 3-car garage $206/sqft · 39% below area Est $625k · 39% under · waterfront $317/mo HOA · 13% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This new home is conveniently laid out on a single floor in a design to promote ease of living and everyday multitasking. It showcases an airy layout shared among the modern kitchen, lovely dining room and welcoming family room, while nearby are glass sliders leading to a spacious covered porch for outdoor enjoyment. Situated at opposite ends of the home are two secondary bedrooms and a private owner's suite with an attached bathroom and oversized walk-in closet.

Key facts

Private owners suite
Coastal living
9,147 sq ft lot

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $379k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
To cash-flow at today's rent, offer at most $233k (38.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (35.7% below list).
Recommended offer: $233k (38.6% below list) — sets the bar for cash-flow.

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: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% 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: 2074 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
This rent runs 38% 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 $3k of loan paydown is wiped out by about $11k 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 135 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $232,924 (38.6% below list)

Questions for the listing agent

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?
It's been on market 135 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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.
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.
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: 0.64% ✗
Cap rate: 3.09%
Cash-on-cash: -11.44%
DSCR: 0.49
GRM: 13.0

CMA / ARV

ARV (median comp): $625,000
List price: $379,499
Delta: -39.28%
Verdict: UNDERPRICED
Comps: 20 within 6.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28307 Chelsea Garden Way	0.09mi	4/3.0 (+1)	2,032 (+10%)	4mo	$365,000	$180	66
596 Macedonia Dr	3.81mi	3/2.0	1,756 (-5%)	1mo	$512,500	$292	56
527 Saint Girons Ct	3.71mi	3/2.0	2,022 (+10%)	1mo	$640,000	$317	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

IRR: -37.1%
Equity multiple: -0.18×
Total profit: $-125,779
Equity at exit: $56,585

10-year hold

IRR: -52.6%
Equity multiple: -0.80×
Total profit: $-191,659
Equity at exit: $32,812

Cash invested: $106,260 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 31 active · 13 under contract
Months of supply: 20.7 mo (5%/mo absorbed)
Median asking: $359,995 ($185/sqft)
Median days on market: 44 d
This list price: 65% of active listings are priced below it
ARV vs active asking: +83.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33955

Home prices YoY: -24.5%
Active inventory: 2074
Price-to-rent: 13.0×

Monthly cashflow live

Estimated rent: $2,439 high interval (Pro) →
Mortgage (P&I): −$1,990
Tax est. 1.5%: −$474 /mo · $5,692/yr
Insurance: −$158
HOA: −$317
Lot rent: −$0
Vacancy / Maint / Mgmt: −$512
Net cashflow: $-1,013

Break-even live

Break-even rent $3,721

Max offer price $232,924

Occupancy floor —

Sensitivity live

Price	-10% $-751	-5% $-882	+0% $-1,013	+5% $-1,144	+10% $-1,275
Rent	-10% $-1,206	-5% $-1,109	+0% $-1,013	+5% $-917	+10% $-820
Rate	-1.0pp $-822	-0.5pp $-916	base $-1,013	+0.5pp $-1,111	+1.0pp $-1,211

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: $94,875
Closing costs: $11,385
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11369 Willowleaf Blvd Punta Gorda, FL	4.0	3.0	2032	$2,300	$1.13	10d	1	0.08mi
11497 Willowleaf Blvd Punta Gorda, FL	4.0	3.5	1871	$6,000	$3.21	10d	1	0.31mi
11497 Willowleaf Blvd Punta Gorda, FL	4.0	3.5	1871	$6,000	$3.21	25d	1	0.31mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	162d	1	0.51mi
11808 Cloverly Ln Punta Gorda, FL	4.0	2.5	2320	$2,450	$1.06	10d	1	0.53mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	162d	1	0.54mi
28537 Sweet Meadow Dr Unit 28537 Punta Gorda, FL	3.0	2.5	1392	$1,995	$1.43	2d	1	0.60mi
15430 Olive Cir Punta Gorda, FL	3.0	2.0	1560	$1,750	$1.12	6d	1	0.63mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	162d	1	1.08mi
11234 4th Ave Punta Gorda, FL	3.0	2.0	1461	$1,895	$1.30	51d	1	1.26mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	162d	1	1.40mi

Property features AI

Finance

Other: Developer source for lot dimensions
Financial info: Community Development District tax designation
HOA & community: Mandatory HOAQuarterly master HOA fee of $951Total annual recurring HOA fees $3,804One-time fee $4,950HOA maintenance covers insurance, internet/WiFi, lawn and landscape maintenance, legal/accounting, management, and recreation facilitiesCommunity amenities include clubhouse, community pool and spa/hot tub, exercise room, pickleball, BBQ/picnic area, community room, sidewalks, streetlights, and underground utilitiesManaged by the developer

Exterior

Parking: Deeded parkingPaved drivewayAttached 3-car garage
Security: Gated community
Utilities: Central waterCentral sewerElectric service
Home design: Single family home1 story / ranchTraditional styleRear exposure facing eastLocated in Willow at Punta Gorda community
Construction: Concrete block constructionBuilt in 2026
Exterior features: Stucco exteriorShingle roofSingle-hung and sliding windowsManual shutters for storm protectionLakefront with landscaped water viewIrrigation from lake/canal and reclaimed waterRegular lotRestrictions: Architectural review, deeded restrictions, no RVs

Interior

Kitchen: DishwasherDisposalMicrowaveRangeSelf-cleaning ovenRefrigerator with icemakerFreezerBreakfast barEat-in kitchenDining area (family)Pantry
Bedrooms: 3 bedroomsMaster bedroom on ground level
Flooring: Tile flooring
Bathrooms: 2 full bathroomsMaster bathroom with dual sinks and shower (no tub)
Heating & cooling: Central electric heatCentral electric cooling
Interior features: FoyerHigh-speed internet availablePantrySmoke detectorsWalk-in closetGreat roomSplit bedroom floor planScreened lanai/porchGuest roomGuest bath
Laundry & utility: Washer and dryer includedLaundry in residenceAuto garage door

Listing history 50 events

2026-11-08

days on market $379,499 Active 135 DOM
2026-11-07

days on market $379,499 Active 134 DOM
2026-11-06

days on market $379,499 Active 133 DOM
2026-11-05

days on market $379,499 Active 132 DOM
2026-11-04

days on market $379,499 Active 131 DOM
2026-11-02

days on market $379,499 Active 129 DOM
2026-11-01

days on market $379,499 Active 128 DOM
2026-10-31

days on market $379,499 Active 127 DOM
2026-10-29

days on market $379,499 Active 125 DOM
2026-10-28

days on market $379,499 Active 124 DOM
2026-10-27

days on market $379,499 Active 123 DOM
2026-10-26

days on market $379,499 Active 122 DOM
2026-10-25

days on market $379,499 Active 121 DOM
2026-10-24

days on market $379,499 Active 120 DOM
2026-10-23

days on market $379,499 Active 119 DOM
2026-10-22

days on market $379,499 Active 118 DOM
2026-10-21

days on market $379,499 Active 117 DOM
2026-10-20

days on market $379,499 Active 116 DOM
2026-10-19

days on market $379,499 Active 115 DOM
2026-10-18

days on market $379,499 Active 114 DOM
2026-10-17

days on market $379,499 Active 113 DOM
2026-10-16

days on market $379,499 Active 112 DOM
2026-10-15

days on market $379,499 Active 111 DOM
2026-10-14

days on market $379,499 Active 110 DOM
2026-10-13

days on market $379,499 Active 109 DOM
2026-10-12

days on market $379,499 Active 108 DOM
2026-10-11

days on market $379,499 Active 107 DOM
2026-10-10

days on market $379,499 Active 106 DOM
2026-10-09

days on market $379,499 Active 105 DOM
2026-10-08

days on market $379,499 Active 104 DOM
2026-10-07

days on market $379,499 Active 103 DOM
2026-10-06

days on market $379,499 Active 102 DOM
2026-10-05

days on market $379,499 Active 101 DOM
2026-10-04

days on market $379,499 Active 100 DOM
2026-10-03

days on market $379,499 Active 99 DOM
2026-10-02

days on market $379,499 Active 98 DOM
2026-10-01

days on market $379,499 Active 97 DOM
2026-09-30

days on market $379,499 Active 96 DOM
2026-09-29

days on market $379,499 Active 95 DOM
2026-09-28

days on market $379,499 Active 94 DOM
2026-09-27

days on market $379,499 Active 93 DOM
2026-09-26

days on market $379,499 Active 92 DOM
2026-09-25

days on market $379,499 Active 91 DOM
2026-09-24

days on market $379,499 Active 90 DOM
2026-09-24

days on market $379,499 Active 89 DOM
2026-09-22

days on market $379,499 Active 88 DOM
2026-09-21

days on market $379,499 Active 87 DOM
2026-09-20

days on market $379,499 Active 86 DOM
2026-09-19

days on market $379,499 Active 85 DOM
2026-09-18

days on market $379,499 Active 84 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,266
− Mortgage interest: −$21,258
− Property taxes: −$5,692
− Insurance: −$1,897
− Repairs & maintenance: −$2,341
− Management: −$2,341
− HOA: −$3,804
− Depreciation: −$11,040
Taxable loss: −$19,108

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$4,586
After-tax cash flow: $-7,569/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $9,215–$27,645 screening

This single-story home is in good condition with a fresh exterior and interior. It's move-in ready with minor maintenance needed for curb appeal and drainage.

Value-add opportunities

Both Paint exterior — Enhances curb appeal and value ↑
Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 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: 11% of renters

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%
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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

+0.0% since first listed

2 events — show timeline

2026-06-26 Listed $399,499 NAPLESMLS
2026-06-09 Listed $399,499 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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