LANTANA Plan · Punta Gorda, FL 33955

$362,990

4 bd · 2.5 ba · 2,045 sqft · SingleFamily · 258 Days on market

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Lantana, a smart-enabled home thoughtfully crafted for modern living, where style, comfort, and functionality come together in a neighborhood setting. Each home features contemporary finishes and integrated smart home technology for added convenience. Inside, the open-concept design connects the kitchen, dining, and oversized living areas, creating a spacious and inviting atmosphere ideal for entertaining or everyday living. The kitchen boasts a large center island, walk-in pantry, and shaker style cabinetry. Enjoy the outdoors from your oversized covered lanai, perfect for those quiet evenings or cool winter mornings. The private primary suite serves as a relaxing retreat,

Key facts

• 2 garage spots
• Listed 257 days

Property features AI

Finance

• Other: Address: Punta Gorda, FL (LANTANA Plan)
• Financial info: List price $362,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named LANTANA; Plan inventory type
• Exterior features: Living area approximately 2045

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area of the home

🏗️ New construction. The $362,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,010.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $363k.

Deal economics

• At list price, monthly cash flow is $25 ($299/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (11.4% below list).
• Recommended offer: $319k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 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: 1490 active listings in the ZIP; 4 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).
• At $3,216/mo this rent would consume 50% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 258 days — a 12% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Recommended offer $319,431 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $364,010
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26210 Coral Lakes Dr	0.07mi	3/2.5 (-1)	2,221 (+9%)	3mo	$395,500	$178	75
26204 Coral Lakes Dr	0.06mi	3/2.5 (-1)	2,221 (+9%)	3mo	$395,000	$178	75
13467 Turnleaf Blvd	0.73mi	4/2.5	2,103 (+3%)	1mo	$316,990	$151	60
13269 Turnleaf Blvd	0.74mi	3/3.0 (-1)	2,217 (+8%)	3mo	$459,999	$207	42

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-57,350
• Equity at exit: $54,275

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-47,699
• Equity at exit: $31,473

Cash invested: $101,923 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1490
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,216 medium
• Mortgage (P&I): −$1,909
• Tax est. 1.5%: −$455 /mo · $5,460/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $25

Break-even live

Break-even rent $3,184

Max offer price $364,010

Occupancy floor 94%

Sensitivity live

Price	-10% $276	-5% $151	+0% $25	+5% $-101	+10% $-227
Rent	-10% $-229	-5% $-102	+0% $25	+5% $152	+10% $279
Rate	-1.0pp $208	-0.5pp $117	base $25	+0.5pp $-69	+1.0pp $-165

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: $91,002
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	15d	1	0.75mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	23d	1	1.10mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	23d	1	1.47mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	23d	1	1.48mi

Listing history 15 events

1. 2026-06-22
   days on market $362,990 Active 258 DOM
2. 2026-06-18
   days on market $362,990 Active 255 DOM
3. 2026-06-17
   days on market $362,990 Active 254 DOM
4. 2026-06-16
   days on market $362,990 Active 253 DOM
5. 2026-06-15
   days on market $362,990 Active 252 DOM
6. 2026-06-14
   days on market $362,990 Active 250 DOM
7. 2026-06-13
   days on market $362,990 Active 249 DOM
8. 2026-06-10
   days on market $362,990 Active 247 DOM
9. 2026-06-09
   days on market $362,990 Active 246 DOM
10. 2026-06-08
    days on market $362,990 Active 245 DOM
11. 2026-06-05
    days on market $362,990 Active 241 DOM
12. 2026-06-02
    days on market $362,990 Active 239 DOM
13. 2026-06-01
    days on market $362,990 Active 238 DOM
14. 2026-05-31
    days on market $362,990 Active 237 DOM
15. 2026-05-30
    days on market $362,990 Active 236 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: $38,590
• − Mortgage interest: −$20,390
• − Property taxes: −$5,460
• − Insurance: −$1,820
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$10,589
• Taxable loss: −$5,844
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $1,702/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

• County: Charlotte County · 196,994 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: 226.0

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 (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%

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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B