27511 Cleveland Ave · Cleveland, FL 33982

$230,000

2 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 144 Days on market

Built 1957 0.28 ac lot

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Why this score? — see what drove the B- 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

THIS IS YOUR CHANCE TO DECORATE AND MAKE THIS YOUR DREAM HOME. LARGE ROOMS, UPDATED BATHS AND KITCHEN. IDEAL FOR ENTERTAINING. VERY NICE FENCED YARD!! CLOSE TO PEACE RIVER AND HWY 17FOR EASY COMMUTE.

Key facts

• Durable metal roof
• Fenced yard
• Private backyard

Tags

• ORIGINAL TERRAZZO FLOORS
• MATURE TROPICAL LANDSCAPING
• DURABLE METAL ROOF
• PRIVATE BACKYARD
• FENCED YARD
• DOUBLE GATE

Property features AI

Finance

• Other: Corner lot; Flood zone (flood insurance required); In-county location; Level, oversized lot (approximately 0.28 acres / 200 x 60); Asphalt/paved road access
• HOA & community: Pets allowed

Exterior

• Parking: Circular driveway; Covered parking; Driveway; 1-car carport
• Security: Hurricane shutters
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; One story; South-facing; Completed condition; Slab foundation
• Construction: Block construction; Metal roof; Built (completed)
• Exterior features: Fire pit; Hurricane shutters; Exterior lighting; Private mailbox; Shed(s); Mature landscaping with trees

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Microwave; Refrigerator; Stone counters
• Bedrooms: 2 bedrooms
• Flooring: Terrazzo
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Stone counters; Thermostat; Window treatments; Shutters
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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, amenities F, 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 44% 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 $7k 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 144 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $230k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.16% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.2

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-21,306
• Equity at exit: $34,294

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $11,545
• Equity at exit: $19,886

Cash invested: $64,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,659 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $199

Break-even live

Break-even rent $2,407

Max offer price $230,000

Occupancy floor 88%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3415 Sulstone Dr Punta Gorda, FL	3.0	2.0	1390	$2,100	$1.51	21d	1	1.42mi
27097 Omni Ln Punta Gorda, FL	3.0	2.0	1056	$4,100	$3.88	21d	1	1.47mi

Listing history 12 events

1. 2026-05-08
   status Pending
2. 2026-05-06
   price $230,000
3. 2026-01-13
   price $245,000
4. 2025-12-15
   listed $275,000 Active
5. 2011-04-18
   soldstatus $53,000 201-char remark

   Show marketing remark (201 chars)

   THIS IS YOUR CHANCE TO DECORATE AND MAKE THIS YOUR DREAM HOME. LARGE ROOMS, UPDATED BATHS AND KITCHEN. IDEAL FOR ENTERTAINING. VERY NICE FENCED YARD!! CLOSE TO PEACE RIVER AND HWY 17FOR EASY COMMUTE.

6. 2010-12-29
   listed $55,900 201-char remark

   Show marketing remark (201 chars)

   THIS IS YOUR CHANCE TO DECORATE AND MAKE THIS YOUR DREAM HOME. LARGE ROOMS, UPDATED BATHS AND KITCHEN. IDEAL FOR ENTERTAINING. VERY NICE FENCED YARD!! CLOSE TO PEACE RIVER AND HWY 17FOR EASY COMMUTE.

7. 2010-11-29
   historical
8. 2007-06-28
   listed $69,900
9. 2005-03-10
   soldstatus $142,000
10. 2005-03-02
    soldstatus $142,000
11. 2004-12-16
    listed $149,900
12. 2002-01-02
    soldstatus $76,500

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $31,904
• − Mortgage interest: −$12,884
• − Property taxes: −$2,074
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$6,691
• Taxable loss: −$1,117
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,656/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

• Census place: Cleveland, FL
• 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

+200.7% since first listed

12 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-18 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-29 Listed $55,900 Stellar MLS as Distributed by MLS Grid
• 2010-11-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-06-28 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Sold (Public Records) $142,000 Public Records
• 2005-03-02 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2002-01-02 Sold (Public Records) $76,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,074 · -0.5% YoY. Source: county tax records.