26567 Deep Creek Blvd · Harbour Heights, FL 33983

$299,900

4 bd · 2.0 ba · 1,893 sqft · Land public records · 44 Days on market

Built 2023 0.26 ac lot $16/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +1.9/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your opportunity to own an oversized (. 26 of an acre) corner lot in Section 20 of Deep Creek! This property is located towards the northeastern section of Deep Creek with a nice large greenbelt area to the back! The lot has public water and sewer available. There is room for a pool. The lot is not in a flood zone and does not require flood insurance. Deep Creek is an upscale community with deed-restrictions. This property is only 1.5 miles to Deep Creek Golf Club! Also conveniently located to I75 where you will find shopping, restaurants, Starbucks, a couple of Fitness Centers and more. Punta Gorda and the Charlotte Harbor area is best known for: excellent fishing, boating and golfing, with pristine gulf beaches close by! Come check out this lot today!

Key facts

• Hurricane shutters
• Spacious dining
• Inside laundry room

Tags

• HURRICANE SHUTTERS
• INSIDE LAUNDRY ROOM
• OPEN KITCHEN
• CLOSET PANTRY
• BREAKFAST BAR
• SPACIOUS DINING

Property features AI

Finance

• Other: Residential zoning RSF3.5
• HOA & community: Section 20 Property Owner's Association; HOA required — $195 annually ($16.25/month); Pets allowed

Exterior

• Parking: Attached 2-car garage (22 x 21) with driveway
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Single-family residence; One-story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.26-acre lot
• Exterior features: Hurricane shutters; Exterior lighting; Private mailbox; Sliding doors; Corner lot; Paved, publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen/family room combo; Open floor plan; Solid surface counters; Split bedroom layout; Programmable thermostat; Window treatments; Blinds; Shutters
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry room inside the home; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (25.9% below list).
• Recommended offer: $222k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 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 (-2.6%/yr); 558 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% 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 $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

• It's been on market 44 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $23k; list at $300k implies a 1204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $222,192 (25.9% 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 44 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 11.2

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: -29.8%
• Equity multiple: 0.04×
• Total profit: $-80,999
• Equity at exit: $44,716

10-year hold

• IRR: -51.2%
• Equity multiple: -0.53×
• Total profit: $-128,789
• Equity at exit: $25,930

Cash invested: $83,972 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 558
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$450 /mo · $5,395/yr
• Insurance: −$125
• HOA: −$16
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-408

Break-even live

Break-even rent $2,738

Max offer price $227,840

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-323	+0% $-408	+5% $-493	+10% $-578
Rent	-10% $-583	-5% $-496	+0% $-408	+5% $-320	+10% $-232
Rate	-1.0pp $-257	-0.5pp $-332	base $-408	+0.5pp $-486	+1.0pp $-565

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26577 Barranquilla Ave Punta Gorda, FL	3.0	2.5	2141	$2,650	$1.24	15d	1	0.18mi
343 Vitorio St Punta Gorda, FL	3.0	2.0	2600	$2,650	$1.02	23d	1	0.21mi
27065 Formosa Dr Punta Gorda, FL	3.0	2.5	2327	$2,216	$0.95	15d	1	0.29mi
26416 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	1735	$1,650	$0.95	23d	1	0.29mi
26483 Sandhill Blvd Port Charlotte, FL	3.0	2.0	1240	$1,695	$1.37	15d	1	0.59mi
26481 Sandhill Blvd Punta Gorda, FL	3.0	2.0	1240	$1,695	$1.37	15d	1	0.60mi
1139 Indies Way Punta Gorda, FL	3.0	2.0	1255	$1,595	$1.27	23d	1	0.64mi
27289 Porto Nacional Dr Punta Gorda, FL	4.0	3.0	1938	$1,900	$0.98	23d	1	0.70mi
1038 San Cristobal Ave Port Charlotte, FL	3.0	2.0	1657	$2,300	$1.39	23d	1	0.73mi
1153 Oceanic Rd Port Charlotte, FL	3.0	2.0	1250	$1,595	$1.28	23d	1	0.78mi
1125 Highlands Rd Punta Gorda, FL	3.0	2.0	1237	$1,750	$1.41	15d	1	0.78mi
1114 Bismarck Rd Punta Gorda, FL	3.0	2.0	1353	$1,660	$1.23	23d	1	0.79mi
1118 Bismarck Rd Punta Gorda, FL	3.0	2.0	1353	$1,660	$1.23	23d	1	0.80mi
26221 Sandhill Blvd Punta Gorda, FL	3.0	2.0	1500	$1,800	$1.20	23d	1	0.81mi
1128 Bismarck Rd Port Charlotte, FL	3.0	2.0	1516	$1,895	$1.25	15d	1	0.82mi
1192 Oceanic Rd Punta Gorda, FL	3.0	2.0	1338	$1,700	$1.27	15d	1	0.86mi
1037 Nomad Rd Punta Gorda, FL	3.0	2.0	1255	$1,625	$1.29	15d	1	0.89mi
26172 Explorer Rd Unit 4 Port Charlotte, FL	3.0	2.0	1300	$1,650	$1.27	23d	1	0.97mi
26335 Explorer Rd Punta Gorda, FL	3.0	2.0	1402	$1,600	$1.14	23d	1	0.98mi
26285 Explorer Rd Punta Gorda, FL	3.0	2.0	1408	$1,700	$1.21	23d	1	0.99mi
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	15d	1	1.08mi
26247 Northern Cross Rd Punta Gorda, FL	3.0	2.0	1255	$1,699	$1.35	23d	1	1.10mi
212 Boa Vista St Punta Gorda, FL	3.0	3.0	2065	$3,500	$1.69	15d	1	1.19mi
1235 Saxony Cir #5106 Punta Gorda, FL	3.0	2.0	1708	$1,550	$0.91	23d	1	1.20mi
1392 San Cristobal Ave Punta Gorda, FL	3.0	2.0	1452	$2,150	$1.48	23d	1	1.32mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	15d	1	1.33mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	15d	1	1.35mi
1472 Neapolitan Rd Punta Gorda, FL	3.0	2.0	1820	$2,100	$1.15	15d	1	1.38mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: watersewerpoolgym

Listing history 29 events

1. 2026-06-22
   days on market $299,900 Active 44 DOM
2. 2026-06-18
   days on market $299,900 Active 41 DOM
3. 2026-06-17
   days on market $299,900 Active 40 DOM
4. 2026-06-16
   days on market $299,900 Active 39 DOM
5. 2026-06-15
   days on market $299,900 Active 38 DOM
6. 2026-06-14
   days on market $299,900 Active 36 DOM
7. 2026-06-13
   days on market $299,900 Active 35 DOM
8. 2026-06-10
   days on market $299,900 Active 33 DOM
9. 2026-06-09
   days on market $299,900 Active 32 DOM
10. 2026-06-08
    days on market $299,900 Active 31 DOM
11. 2026-06-07
    days on market $299,900 Active 30 DOM
12. 2026-06-05
    days on market $299,900 Active 27 DOM
13. 2026-06-03
    days on market $299,900 Active 26 DOM
14. 2026-06-02
    days on market $299,900 Active 25 DOM
15. 2026-06-01
    days on market $299,900 Active 24 DOM
16. 2026-05-31
    days on market $299,900 Active 23 DOM
17. 2026-05-30
    days on market $299,900 Active 22 DOM
18. 2026-05-22
    price $299,900
19. 2026-05-08
    listed $315,000 Active
20. 2022-02-10
    status Pending
21. 2022-02-10
    historical
22. 2022-02-09
    price $358,080
23. 2022-02-08
    listed $356,080 Active
24. 2021-08-06
    soldstatus $23,000
25. 2021-08-05
    soldstatus $23,000 Closed 772-char remark

    Show marketing remark (772 chars)

    Here is your opportunity to own an oversized (. 26 of an acre) corner lot in Section 20 of Deep Creek! This property is located towards the northeastern section of Deep Creek with a nice large greenbelt area to the back! The lot has public water and sewer available. There is room for a pool. The lot is not in a flood zone and does not require flood insurance. Deep Creek is an upscale community with deed-restrictions. This property is only 1.5 miles to Deep Creek Golf Club! Also conveniently located to I75 where you will find shopping, restaurants, Starbucks, a couple of Fitness Centers and more. Punta Gorda and the Charlotte Harbor area is best known for: excellent fishing, boating and golfing, with pristine gulf beaches close by! Come check out this lot today!

26. 2021-03-23
    status Pending 772-char remark

    Show marketing remark (772 chars)

    Here is your opportunity to own an oversized (. 26 of an acre) corner lot in Section 20 of Deep Creek! This property is located towards the northeastern section of Deep Creek with a nice large greenbelt area to the back! The lot has public water and sewer available. There is room for a pool. The lot is not in a flood zone and does not require flood insurance. Deep Creek is an upscale community with deed-restrictions. This property is only 1.5 miles to Deep Creek Golf Club! Also conveniently located to I75 where you will find shopping, restaurants, Starbucks, a couple of Fitness Centers and more. Punta Gorda and the Charlotte Harbor area is best known for: excellent fishing, boating and golfing, with pristine gulf beaches close by! Come check out this lot today!

27. 2021-03-22
    status Pending 772-char remark

    Show marketing remark (772 chars)

    Here is your opportunity to own an oversized (. 26 of an acre) corner lot in Section 20 of Deep Creek! This property is located towards the northeastern section of Deep Creek with a nice large greenbelt area to the back! The lot has public water and sewer available. There is room for a pool. The lot is not in a flood zone and does not require flood insurance. Deep Creek is an upscale community with deed-restrictions. This property is only 1.5 miles to Deep Creek Golf Club! Also conveniently located to I75 where you will find shopping, restaurants, Starbucks, a couple of Fitness Centers and more. Punta Gorda and the Charlotte Harbor area is best known for: excellent fishing, boating and golfing, with pristine gulf beaches close by! Come check out this lot today!

28. 2021-02-25
    listed $24,995 Active 772-char remark

    Show marketing remark (772 chars)

    Here is your opportunity to own an oversized (. 26 of an acre) corner lot in Section 20 of Deep Creek! This property is located towards the northeastern section of Deep Creek with a nice large greenbelt area to the back! The lot has public water and sewer available. There is room for a pool. The lot is not in a flood zone and does not require flood insurance. Deep Creek is an upscale community with deed-restrictions. This property is only 1.5 miles to Deep Creek Golf Club! Also conveniently located to I75 where you will find shopping, restaurants, Starbucks, a couple of Fitness Centers and more. Punta Gorda and the Charlotte Harbor area is best known for: excellent fishing, boating and golfing, with pristine gulf beaches close by! Come check out this lot today!

29. 2004-01-15
    soldstatus $18,900

ⓘ 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: $5,395 · $450/mo
• Projected year-2 tax: $5,395 · $450/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,663
• − Mortgage interest: −$16,799
• − Property taxes: −$5,395
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$192
• − Depreciation: −$8,724
• Taxable loss: −$10,213
• Est. tax savings @ 24.0%: +$2,451
• After-tax cash flow: $-2,444/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B 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): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+1486.8% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Price Changed $358,080 Stellar MLS as Distributed by MLS Grid
• 2022-02-08 Listed $356,080 Stellar MLS as Distributed by MLS Grid
• 2021-08-06 Sold (Public Records) $23,000 Public Records
• 2021-08-05 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-25 Listed $24,995 Stellar MLS as Distributed by MLS Grid
• 2004-01-15 Sold (Public Records) $18,900 Public Records

Property tax history

+28.4%/yr

Latest (2025): $5,395 · -1.5% YoY. Source: county tax records.