11148 Dewdrop St · Punta Gorda, FL 33955

$379,499

3 bd · 2.0 ba · 1,843 sqft · SingleFamily · 89 Days on market

Built 2026 Good condition 9,147 sqft lot 3-car garage $206/sqft · 38% below area Est $610k · 38% under · waterfront $317/mo HOA · 13% of rent

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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).

• ARV discount +15.0/15.0
• Schools +5.5/10.0
• Cash flow +4.5/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

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

Tags

• COASTAL LIVING
• RESORT STYLE AMENITIES
• SPACIOUS COVERED PORCH
• PRIVATE OWNERS SUITE
• OVERSIZED WALK IN CLOSET

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 $-984 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (34.8% below list).
• Recommended offer: $237k (37.5% 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: 1866 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 39% 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 89 days — a 6% lower offer ($357k) 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 $237,048 (37.5% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.65% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.12%
• DSCR: 0.51
• GRM: 12.8

CMA / ARV

• ARV (median comp): $610,000
• List price: $379,499
• Delta: -37.79%
• Verdict: UNDERPRICED
• Comps: 15 within 6.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28298 Chelsea Garden Way	0.13mi	3/3.0	1,849 (+0%)	7mo	$415,000	$224	84
28310 Chelsea Garden Way	0.12mi	2/1.0 (-1)	1,843 (0%)	8mo	$399,499	$217	79
28091 Moonstar Ct	0.44mi	3/3.0	1,849 (+0%)	3mo	$457,849	$248	72
28014 Moonstar Ct	0.55mi	3/3.0	1,849 (+0%)	0mo	$439,499	$238	70
28307 Chelsea Garden Way	0.09mi	4/3.0 (+1)	2,032 (+10%)	3mo	$365,000	$180	67
28325 Chelsea Garden Way	0.07mi	4/3.0 (+1)	2,032 (+10%)	6mo	$345,000	$170	65
28328 Chelsea Garden Way	0.11mi	4/3.0 (+1)	2,032 (+10%)	7mo	$374,499	$184	63
28085 Moonstar Ct	0.45mi	4/3.0 (+1)	1,933 (+5%)	0mo	$329,499	$170	62
11776 Birdsong Loop	0.48mi	4/3.0 (+1)	1,884 (+2%)	4mo	$339,499	$180	62
11843 Cloverly Ln	0.58mi	4/2.5 (+1)	1,874 (+2%)	2mo	$290,000	$155	61
11828 Cloverly Ln	0.54mi	4/2.5 (+1)	1,874 (+2%)	5mo	$289,000	$154	61
11764 Birdsong Loop	0.46mi	4/2.0 (+1)	2,112 (+15%)	3mo	$342,849	$162	47

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: -36.4%
• Equity multiple: -0.17×
• Total profit: $-123,963
• Equity at exit: $56,585

10-year hold

• IRR: -50.3%
• Equity multiple: -0.77×
• Total profit: $-187,738
• 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: 23 active · 11 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $359,995 ($186/sqft)
• Median days on market: 144 d
• This list price: 70% of active listings are priced below it
• ARV vs active asking: +77.8% 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: 1866
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$1,990
• Tax est. 1.5%: −$474 /mo · $5,692/yr
• Insurance: −$158
• HOA: −$317
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-984

Break-even live

Break-even rent $3,721

Max offer price $237,048

Occupancy floor —

Sensitivity live

Price	-10% $-722	-5% $-853	+0% $-984	+5% $-1,116	+10% $-1,247
Rent	-10% $-1,180	-5% $-1,082	+0% $-984	+5% $-887	+10% $-789
Rate	-1.0pp $-793	-0.5pp $-888	base $-984	+0.5pp $-1,083	+1.0pp $-1,183

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: —

Rent comps 7 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	6d	1	0.08mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	116d	1	0.51mi
11808 Cloverly Ln Punta Gorda, FL	4.0	2.5	2320	$2,450	$1.06	6d	1	0.53mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	116d	1	0.54mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	116d	1	1.08mi
11234 4th Ave Punta Gorda, FL	3.0	2.0	1461	$1,895	$1.30	6d	1	1.26mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	116d	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

1. 2026-09-24
   days on market $379,499 Active 89 DOM
2. 2026-09-22
   days on market $379,499 Active 88 DOM
3. 2026-09-21
   days on market $379,499 Active 87 DOM
4. 2026-09-20
   days on market $379,499 Active 86 DOM
5. 2026-09-19
   days on market $379,499 Active 85 DOM
6. 2026-09-18
   days on market $379,499 Active 84 DOM
7. 2026-09-17
   days on market $379,499 Active 83 DOM
8. 2026-09-16
   days on market $379,499 Active 82 DOM
9. 2026-09-15
   days on market $379,499 Active 81 DOM
10. 2026-09-14
    days on market $379,499 Active 80 DOM
11. 2026-09-13
    days on market $379,499 Active 79 DOM
12. 2026-09-12
    days on market $379,499 Active 78 DOM
13. 2026-09-11
    days on market $379,499 Active 77 DOM
14. 2026-09-05
    days on market $379,499 Active 71 DOM
15. 2026-09-04
    days on market $379,499 Active 70 DOM
16. 2026-09-03
    days on market $379,499 Active 69 DOM
17. 2026-08-31
    days on market $379,499 Active 66 DOM
18. 2026-08-30
    days on market $379,499 Active 65 DOM
19. 2026-08-29
    days on market $379,499 Active 64 DOM
20. 2026-08-28
    days on market $379,499 Active 63 DOM
21. 2026-08-27
    days on market $379,499 Active 62 DOM
22. 2026-08-26
    days on market $379,499 Active 61 DOM
23. 2026-08-25
    days on market $379,499 Active 60 DOM
24. 2026-08-24
    days on market $379,499 Active 59 DOM
25. 2026-08-23
    days on market $379,499 Active 58 DOM
26. 2026-08-22
    days on market $379,499 Active 57 DOM
27. 2026-08-21
    days on market $379,499 Active 56 DOM
28. 2026-08-20
    days on market $379,499 Active 55 DOM
29. 2026-08-19
    days on market $379,499 Active 54 DOM
30. 2026-08-18
    days on market $379,499 Active 53 DOM
31. 2026-08-17
    days on market $379,499 Active 52 DOM
32. 2026-08-16
    days on market $379,499 Active 51 DOM
33. 2026-08-15
    days on market $379,499 Active 50 DOM
34. 2026-08-14
    days on market $379,499 Active 49 DOM
35. 2026-08-13
    days on market $379,499 Active 48 DOM
36. 2026-08-12
    days on market $379,499 Active 47 DOM
37. 2026-08-11
    days on market $379,499 Active 46 DOM
38. 2026-08-10
    days on market $379,499 Active 45 DOM
39. 2026-08-09
    days on market $379,499 Active 44 DOM
40. 2026-08-08
    days on market $379,499 Active 43 DOM
41. 2026-08-07
    days on market $379,499 Active 42 DOM
42. 2026-08-06
    days on market $379,499 Active 41 DOM
43. 2026-08-05
    days on market $379,499 Active 40 DOM
44. 2026-08-04
    days on market $379,499 Active 39 DOM
45. 2026-08-03
    days on market $379,499 Active 38 DOM
46. 2026-07-31
    days on market $379,499 Active 35 DOM
47. 2026-07-29
    days on market $379,499 Active 33 DOM
48. 2026-07-27
    days on market $379,499 Active 31 DOM
49. 2026-07-25
    days on market $379,499 Active 29 DOM
50. 2026-07-24
    days on market $379,499 Active 28 DOM

ⓘ 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: $29,699
• − Mortgage interest: −$21,258
• − Property taxes: −$5,692
• − Insurance: −$1,897
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − HOA: −$3,804
• − Depreciation: −$11,040
• Taxable loss: −$18,745
• Est. tax savings @ 24.0%: +$4,499
• After-tax cash flow: $-7,315/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

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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%

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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%

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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

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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

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

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