25293 Calusa Dr · Punta Gorda, FL 33955

$434,900

4 bd · 3.0 ba · 2,154 sqft · SingleFamily · 70 Days on market

Built 2026 Good condition Garage $202/sqft · 8% below area Est $471k · 8% under

---

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 +30.0/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the MiramarElegant Style Meets Smart Design This beautifully designed Floridian-style home offers timeless charm with optional shuttered accents and a stone front exterior that adds subtle elegance and curb appeal. Step inside to discover a thoughtfully laid out open floor plan that combines spaciousness with privacy. The great room and kitchen serve as the heart of the home-an ideal space for entertaining, gathering, or simply relaxing in style. Toward the front of the home, three generously sized secondary bedrooms offer flexible living options for guests, children, or a home office-each with plenty of space and natural light.

Key facts

• Master suite
• Open floor plan
• Dual vanity

Tags

• OPEN FLOOR PLAN
• GREAT ROOM AND KITCHEN
• MASTER SUITE
• SPA INSPIRED BATHROOM
• DUAL VANITY
• SEPARATE SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $435k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $435k).
• Recommended offer: $409k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.4% 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: 1669 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $6,074/mo this rent would consume 95% of the median local household income ($77k/yr) — 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 $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $122k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($409k) is reasonable based on typical stale-listing flexibility.

Recommended offer $408,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $470,812
• List price: $434,900
• Delta: -7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25485 Calusa Dr	0.26mi	4/2.0	2,161 (+0%)	1mo	$350,000	$162	82
25212 Calusa Dr	0.16mi	4/3.0	2,286 (+6%)	3mo	$383,417	$168	80
15255 River Birch Ct	0.30mi	3/3.0 (-1)	2,242 (+4%)	2mo	$559,000	$249	72
15124 River Birch Ct	0.48mi	4/3.0	2,224 (+3%)	2mo	$550,000	$247	71
16032 Galiano Ct	0.58mi	4/2.0	2,102 (-2%)	4mo	$365,000	$174	62
14381 Heritage Landing Blvd	0.64mi	4/3.0	2,247 (+4%)	2mo	$530,000	$236	62
24262 Captain Kidd Blvd	0.52mi	3/2.0 (-1)	2,258 (+5%)	2mo	$526,500	$233	57
25575 Calusa Dr	0.36mi	4/2.0	1,876 (-13%)	2mo	$320,000	$171	56
25488 Calusa Dr	0.26mi	3/2.0 (-1)	1,856 (-14%)	2mo	$360,000	$194	55
16132 Badalona Dr	0.64mi	3/2.0 (-1)	2,218 (+3%)	2mo	$299,900	$135	54
24261 Captain Kidd Blvd	0.52mi	3/3.0 (-1)	2,406 (+12%)	3mo	$675,000	$281	49
16192 Limegrove Ct	0.73mi	3/2.5 (-1)	2,045 (-5%)	4mo	$595,000	$291	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: 9.1%
• Equity multiple: 1.36×
• Total profit: $43,836
• Equity at exit: $64,845

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $185,617
• Equity at exit: $37,602

Cash invested: $121,772 (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: 52 active · 21 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $369,250 ($187/sqft)
• Median days on market: 143 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +16.7% 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: 1669
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $6,074 high
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,524/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,276
• Net cashflow: $1,793

Break-even live

Break-even rent $3,804

Max offer price $434,900

Occupancy floor 65%

Sensitivity live

Price	-10% $2,094	-5% $1,944	+0% $1,793	+5% $1,643	+10% $1,493
Rent	-10% $1,313	-5% $1,553	+0% $1,793	+5% $2,033	+10% $2,273
Rate	-1.0pp $2,012	-0.5pp $1,904	base $1,793	+0.5pp $1,681	+1.0pp $1,566

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: $108,725
• Closing costs: $13,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	70d	1	0.51mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	70d	1	0.52mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	70d	1	0.56mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	70d	1	0.75mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	70d	1	0.77mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	70d	1	0.79mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	70d	1	0.79mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	70d	1	0.80mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	70d	1	0.96mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	70d	1	1.01mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	70d	1	1.05mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	70d	1	1.07mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	70d	1	1.10mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	70d	1	1.11mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	70d	1	1.17mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	70d	1	1.18mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	62d	1	1.27mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	70d	1	1.35mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	62d	1	1.39mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	70d	1	1.46mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	70d	1	1.48mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	70d	3	1.49mi

Property features AI

Finance

• Financial info: List price $434,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property (Miramar plan)
• Exterior features: Living area of 2,151 (sq. ft. omitted as requested)Address at 25293 Calusa Dr, Punta Gorda, FL 33955

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 full bathroomsSpec home (Miramar plan)

Listing history 37 events

1. 2026-08-08
   days on market $434,900 Active 70 DOM
2. 2026-08-07
   days on market $434,900 Active 69 DOM
3. 2026-08-06
   days on market $434,900 Active 68 DOM
4. 2026-08-05
   days on market $434,900 Active 67 DOM
5. 2026-08-04
   days on market $434,900 Active 66 DOM
6. 2026-08-03
   days on market $434,900 Active 65 DOM
7. 2026-08-01
   days on market $434,900 Active 62 DOM
8. 2026-07-29
   days on market $434,900 Active 60 DOM
9. 2026-07-27
   days on market $434,900 Active 58 DOM
10. 2026-07-24
    days on market $434,900 Active 55 DOM
11. 2026-07-23
    days on market $434,900 Active 54 DOM
12. 2026-07-22
    days on market $434,900 Active 53 DOM
13. 2026-07-21
    days on market $434,900 Active 52 DOM
14. 2026-07-18
    days on market $434,900 Active 49 DOM
15. 2026-07-16
    days on market $434,900 Active 47 DOM
16. 2026-07-01
    days on market $434,900 Active 46 DOM
17. 2026-06-30
    days on market $434,900 Active 45 DOM
18. 2026-06-29
    days on market $434,900 Active 44 DOM
19. 2026-06-28
    days on market $434,900 Active 43 DOM
20. 2026-06-28
    days on market $434,900 Active 42 DOM
21. 2026-06-27
    days on market $434,900 Active 41 DOM
22. 2026-06-23
    days on market $434,900 Active 37 DOM
23. 2026-06-22
    days on market $434,900 Active 36 DOM
24. 2026-06-18
    days on market $434,900 Active 33 DOM
25. 2026-06-17
    days on market $434,900 Active 32 DOM
26. 2026-06-16
    days on market $434,900 Active 31 DOM
27. 2026-06-15
    days on market $434,900 Active 30 DOM
28. 2026-06-14
    days on market $434,900 Active 28 DOM
29. 2026-06-13
    days on market $434,900 Active 27 DOM
30. 2026-06-10
    days on market $434,900 Active 25 DOM
31. 2026-06-09
    days on market $434,900 Active 24 DOM
32. 2026-06-08
    days on market $434,900 Active 23 DOM
33. 2026-06-05
    days on market $434,900 Active 19 DOM
34. 2026-06-02
    days on market $434,900 Active 17 DOM
35. 2026-06-01
    days on market $434,900 Active 16 DOM
36. 2026-05-31
    days on market $434,900 Active 15 DOM
37. 2026-05-30
    days on market $434,900 Active 14 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: $72,893
• − Mortgage interest: −$24,361
• − Property taxes: −$6,524
• − Insurance: −$2,174
• − Repairs & maintenance: −$5,831
• − Management: −$5,831
• − Depreciation: −$12,652
• Taxable income: $15,520
• Est. tax owed @ 24.0%: −$3,725
• After-tax cash flow: $17,795/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $10,770–$32,310 screening

This Miramar-style home offers a good condition with a stone front exterior and well-maintained interior. It has potential for further value increase through landscaping and interior updates.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make a home look more inviting ↑
• Both Kitchen appliances — Upgrading appliances can increase both resale and rental value ↑

ⓘ 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

---

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

Property features AI

Finance

• Financial info: List price $434,900

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property (Miramar plan)
• Exterior features: Living area of 2,151 (sq. ft. omitted as requested)Address at 25293 Calusa Dr, Punta Gorda, FL 33955

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 full bathroomsSpec home (Miramar plan)