390 Hazel Cir · Harbour Heights, FL 33982

$238,000

2 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 122 Days on market

Built 1980 10,000 sqft lot Est $402k · 41% under

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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
• Cash flow +11.1/30.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Under contract-accepting backup offers. Spacious 5-bedroom, 2-bath residence located on a 10,000 sq ft lot offering plenty of space for boat or trailer storage. This home has been fully updated and features a new 2024 roof, impact windows, updated plumbing, electrical, and lighting systems, and a recently serviced A/C. The interior offers porcelain tile flooring throughout, an open living and kitchen layout, custom closet systems, and a redesigned kitchen with new appliances. Washer and dryer are included. The floor plan provides flexibility with a large primary suite or private in-law setup. Both bathrooms have been renovated with modern finishes. Situated outside the flood zone, the prope

Key facts

• Updated electrical
• New roof
• Impact windows

Tags

• NEW ROOF
• IMPACT WINDOWS
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• UPDATED LIGHTING SYSTEMS
• PORCELAIN TILE FLOORING

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Zoning: RSF3.5
• Financial info: No lease restrictions
• HOA & community: No HOA/association

Exterior

• Parking: No specific parking details provided
• Utilities: Well water; Septic tank; High-speed internet (available); Cable available; Electricity available; Phone service available
• Home design: Single-family residence; One-story; West-facing; Completed condition; Entry on one level
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.23-acre lot (approx. 80 x 125)
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room/dining room combo; Shades on windows
• Laundry & utility: Washer and Dryer located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (23.8% below list).
• Recommended offer: $181k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Harbour Heights — 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 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 30% 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 122 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $32k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,363 (23.8% 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 122 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $401,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29350 Goodhue St	0.44mi	3/2.0 (+1)	1,587 (+13%)	3mo	$455,000	$287	50
29425 Goodhue St	0.41mi	3/2.0 (+1)	1,200 (-14%)	22mo	$265,000	$221	34

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-42,621
• Equity at exit: $35,487

10-year hold

• IRR: -8.4%
• Equity multiple: 0.45×
• Total profit: $-36,387
• Equity at exit: $20,578

Cash invested: $66,640 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-96

Break-even live

Break-even rent $1,935

Max offer price $221,092

Occupancy floor —

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29469 Peace River Shores Blvd Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	21d	1	0.24mi
322 Organ St Unit A Punta Gorda, FL	2.0	1.0	925	$1,350	$1.46	13d	1	0.26mi
Organ St , FL	2.0	2.0	1000	$1,500	$1.50	21d	1	0.34mi
114 Organ St Punta Gorda, FL	2.0	2.0	1045	$1,495	$1.43	13d	1	0.49mi
18 Organ St Unit 18 Punta Gorda, FL	3.0	2.0	1200	$2,400	$2.00	13d	1	0.65mi

Listing history 26 events

1. 2026-05-16
   status Pending
2. 2026-05-06
   price $238,000
3. 2026-04-02
   price $250,000
4. 2026-01-14
   listed $269,900 Active
5. 2025-11-26
   historical
6. 2025-10-07
   historical
7. 2025-09-25
   historical $2,200
8. 2025-09-25
   historical
9. 2025-08-29
   listed $2,200
10. 2025-08-11
    price $269,000
11. 2025-06-22
    price $275,000
12. 2025-06-21
    price $275,000
13. 2025-06-04
    listed $295,000 Active
14. 2025-06-04
    listed $295,000 Active
15. 2025-05-15
    listed $295,000 Active
16. 2025-02-25
    soldstatus $175,000 Closed
17. 2025-01-22
    status Pending
18. 2024-10-17
    status Active
19. 2024-09-23
    status Pending
20. 2024-09-20
    status Active
21. 2024-09-11
    status Pending
22. 2024-08-28
    status Active
23. 2024-08-26
    status Pending
24. 2024-08-19
    listed $179,000 Active
25. 1993-02-01
    soldstatus $34,500
26. 1992-07-01
    soldstatus $34,300

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,764
• − Mortgage interest: −$13,332
• − Property taxes: −$2,175
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$6,924
• Taxable loss: −$5,339
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $133/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
• City population: 57,035
• 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

+593.9% since first listed

26 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $269,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listing Removed — NAPLESMLS
• 2025-10-07 Listing Removed — MARMLS
• 2025-09-25 Rental Removed $2,200 STELLARMLS
• 2025-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Listed for Rent $2,200 STELLARMLS
• 2025-08-11 Price Changed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-22 Price Changed $275,000 NAPLESMLS
• 2025-06-21 Price Changed $275,000 MARMLS
• 2025-06-04 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listed $295,000 NAPLESMLS
• 2025-05-15 Listed $295,000 MARMLS
• 2025-02-25 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 1993-02-01 Sold (Public Records) $34,500 Public Records
• 1992-07-01 Sold (Public Records) $34,300 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,175 · -41.2% YoY. Source: county tax records.