25293 Calusa Dr · Punta Gorda, FL 33955

$434,900

4 bd · 2.0 ba · 2,151 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition Est $445k · at est.

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Why this score? — see what drove the C 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 +22.6/30.0
• ARV discount +8.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• 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. The master suite, tucked privately at the rear

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

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 bathrooms; Spec home (Miramar plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $435k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $435k).
• Recommended offer: $422k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,739/mo this rent would consume 74% 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 $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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.

Recommended offer $421,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $445,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15285 River Birch Ct	0.29mi	4/2.0	2,203 (+2%)	7mo	$470,000	$213	76
15303 River Birch Ct	0.28mi	4/2.0	2,246 (+4%)	7mo	$450,000	$200	74
25164 Calusa Dr	0.21mi	3/2.0 (-1)	2,068 (-4%)	6mo	$455,000	$220	74
15273 River Birch Ct	0.31mi	4/2.0	2,247 (+4%)	8mo	$465,000	$207	72
16132 Badalona Dr	0.58mi	3/2.0 (-1)	2,218 (+3%)	1mo	$299,900	$135	62
25308 Basswood Ct	0.43mi	3/2.0 (-1)	2,246 (+4%)	11mo	$420,000	$187	59
25204 Calusa Dr	0.16mi	4/3.0	2,471 (+15%)	9mo	$462,600	$187	56
15228 River Birch Ct	0.38mi	3/3.0 (-1)	2,247 (+4%)	12mo	$555,000	$247	56
25027 Redwood Ct	0.26mi	4/3.0	2,395 (+11%)	14mo	$585,000	$244	54
25315 Basswood Ct	0.41mi	3/3.0 (-1)	2,247 (+4%)	13mo	$444,000	$198	54
15478 Hackberry Ct	0.34mi	3/2.5 (-1)	2,395 (+11%)	12mo	$579,000	$242	48
16107 Quiche Ct	0.74mi	4/3.0	1,883 (-12%)	16mo	$374,900	$199	28

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-23,364
• Equity at exit: $64,845

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $40,513
• 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 →

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,739 high
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,524/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $739

Break-even live

Break-even rent $3,804

Max offer price $434,900

Occupancy floor 79%

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
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	21d	1	0.48mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.50mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.55mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	21d	1	0.75mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.76mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.76mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.76mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	21d	1	0.82mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	0.94mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	0.98mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	1.03mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	1.05mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.06mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	1.07mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	21d	1	1.14mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	21d	1	1.15mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	1.23mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	21d	1	1.32mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	1.35mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	21d	1	1.44mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	21d	1	1.44mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	21d	3	1.48mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	21d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $434,900 Active 33 DOM
2. 2026-06-17
   days on market $434,900 Active 32 DOM
3. 2026-06-16
   days on market $434,900 Active 31 DOM
4. 2026-06-15
   days on market $434,900 Active 30 DOM
5. 2026-06-14
   days on market $434,900 Active 28 DOM
6. 2026-06-13
   days on market $434,900 Active 27 DOM
7. 2026-06-10
   days on market $434,900 Active 25 DOM
8. 2026-06-09
   days on market $434,900 Active 24 DOM
9. 2026-06-08
   days on market $434,900 Active 23 DOM
10. 2026-06-05
    days on market $434,900 Active 19 DOM
11. 2026-06-02
    days on market $434,900 Active 17 DOM
12. 2026-06-01
    days on market $434,900 Active 16 DOM
13. 2026-05-31
    days on market $434,900 Active 15 DOM
14. 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: $56,871
• − Mortgage interest: −$24,361
• − Property taxes: −$6,524
• − Insurance: −$2,174
• − Repairs & maintenance: −$4,550
• − Management: −$4,550
• − Depreciation: −$12,652
• Taxable income: $2,061
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $8,368/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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