322 Organ St Unit A & B · Harbour Heights, FL 33982

$289,000

6 bd · 8.0 ba · 1,598 sqft · MultiFamily · 105 Days on market

Built 1972 9,999 sqft 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

SO MANY OPPORTUNITIES WITH THIS PUNTA GORDA DUPLEX PROPERTY! Cash Sale. No sight unseen offers! Needs some TLC and is ready for you to roll up your sleeves and put your personal touches on it. Live in one side, rent out the other. Or, use one side as a home office like the owner used the property for many years. Extended family or friends can also have their own space when they come for a visit. If you have a boat or travel by RV, there's room to park it. No deed restrictions. There is a storage shed/container for storing yard or boat equipment. NEWER ROOF 7/2016. Located in Peace River Shores, a friendly boating community in Punta Gorda with a voluntary HOA/social club membership with a very low annual fee, giving members access to a private dock, boat ramp and park area with covered picnic pavilion, and a clubhouse for social activities. Boating out of Jim Long Lake will take you to the scenic Peace River, Charlotte Harbor and the Gulf of Mexico. Downtown Punta Gorda shopping, dining, farmers’ markets, Fishermen's Village, and fun concerts and festivals throughout the year are within a 15-20 minute drive south along US Hwy 17, as well as the Punta Gorda Airport and an I-75 exit for travel.

Key facts

• Community boat ramp
• Ample parking space
• Convenient access

Tags

• BOATING FRIENDLY COMMUNITY
• COMMUNITY BOAT RAMP
• AMPLE PARKING SPACE
• NEARBY WATERFRONT DINING
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Zoning: RMF10; Total acreage: under 1/4 acre (about 0.23 acres); Publicly maintained road responsibility
• Financial info: Property operates as residential income with annual net income reported; Reported annual net income: 25800.00; Pro forma rents: approximately $1,500 for the 2-bedroom unit and $1,300 for the 1-bedroom unit; Net lease terms
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: Well water; Septic tank; Electricity connected; Broadband/high-speed internet available
• Home design: Duplex (residential income property); Completed condition; Single building on site
• Construction: Block construction; Shingle roof; Block foundation; Built area and living area details available (building area 1718, living area 1598)
• Exterior features: Other exterior features; Storage structure on property; Asphalt road access; Property located in county (not city)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Unit mix includes one 2-bedroom unit and one 1-bedroom unit (total 3 bedrooms across property)
• Flooring: Laminate
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range; Refrigerator; Laminate flooring
• Laundry & utility: Outdoor laundry; Washer/dryer not specified as included

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $514/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $263k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: schools F, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,830/mo this rent would consume 63% of the median local household income ($72k/yr) (locally 43% 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 $2k of loan paydown is wiped out by about $9k 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 + 4.1% rent growth), your $81k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $215k; 34% 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 $262,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.3

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: 7.2%
• Equity multiple: 1.29×
• Total profit: $23,136
• Equity at exit: $43,091

10-year hold

• IRR: 17.5%
• Equity multiple: 2.52×
• Total profit: $123,219
• Equity at exit: $24,987

Cash invested: $80,920 (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: 12.6×

Monthly cashflow live

• Estimated rent: $3,830 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $1,028

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 68%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,830
Total (2 units)			$3,830

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $289,000 Active 105 DOM
2. 2026-06-17
   days on market $289,000 Active 104 DOM
3. 2026-06-16
   days on market $289,000 Active 103 DOM
4. 2026-06-15
   days on market $289,000 Active 102 DOM
5. 2026-06-14
   days on market $289,000 Active 100 DOM
6. 2026-06-13
   days on market $289,000 Active 99 DOM
7. 2026-06-10
   days on market $289,000 Active 97 DOM
8. 2026-06-09
   days on market $289,000 Active 96 DOM
9. 2026-06-08
   days on market $289,000 Active 95 DOM
10. 2026-06-07
    days on market $289,000 Active 94 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $289,000 Active 91 DOM
13. 2026-06-03
    days on market $289,000 Active 90 DOM
14. 2026-06-02
    days on market $289,000 Active 89 DOM
15. 2026-06-01
    days on market $289,000 Active 88 DOM
16. 2026-05-31
    days on market $289,000 Active 87 DOM
17. 2026-05-30
    days on market $289,000 Active 86 DOM
18. 2026-04-11
    price $289,000
19. 2026-03-05
    listed $299,900 Active
20. 2023-10-06
    soldstatus $215,000 Closed 1216-char remark

    Show marketing remark (1216 chars)

    SO MANY OPPORTUNITIES WITH THIS PUNTA GORDA DUPLEX PROPERTY! Cash Sale. No sight unseen offers! Needs some TLC and is ready for you to roll up your sleeves and put your personal touches on it. Live in one side, rent out the other. Or, use one side as a home office like the owner used the property for many years. Extended family or friends can also have their own space when they come for a visit. If you have a boat or travel by RV, there's room to park it. No deed restrictions. There is a storage shed/container for storing yard or boat equipment. NEWER ROOF 7/2016. Located in Peace River Shores, a friendly boating community in Punta Gorda with a voluntary HOA/social club membership with a very low annual fee, giving members access to a private dock, boat ramp and park area with covered picnic pavilion, and a clubhouse for social activities. Boating out of Jim Long Lake will take you to the scenic Peace River, Charlotte Harbor and the Gulf of Mexico. Downtown Punta Gorda shopping, dining, farmers’ markets, Fishermen's Village, and fun concerts and festivals throughout the year are within a 15-20 minute drive south along US Hwy 17, as well as the Punta Gorda Airport and an I-75 exit for travel.

21. 2023-09-12
    status Pending 1216-char remark

    Show marketing remark (1216 chars)

    SO MANY OPPORTUNITIES WITH THIS PUNTA GORDA DUPLEX PROPERTY! Cash Sale. No sight unseen offers! Needs some TLC and is ready for you to roll up your sleeves and put your personal touches on it. Live in one side, rent out the other. Or, use one side as a home office like the owner used the property for many years. Extended family or friends can also have their own space when they come for a visit. If you have a boat or travel by RV, there's room to park it. No deed restrictions. There is a storage shed/container for storing yard or boat equipment. NEWER ROOF 7/2016. Located in Peace River Shores, a friendly boating community in Punta Gorda with a voluntary HOA/social club membership with a very low annual fee, giving members access to a private dock, boat ramp and park area with covered picnic pavilion, and a clubhouse for social activities. Boating out of Jim Long Lake will take you to the scenic Peace River, Charlotte Harbor and the Gulf of Mexico. Downtown Punta Gorda shopping, dining, farmers’ markets, Fishermen's Village, and fun concerts and festivals throughout the year are within a 15-20 minute drive south along US Hwy 17, as well as the Punta Gorda Airport and an I-75 exit for travel.

22. 2023-08-26
    listed $275,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    SO MANY OPPORTUNITIES WITH THIS PUNTA GORDA DUPLEX PROPERTY! Cash Sale. No sight unseen offers! Needs some TLC and is ready for you to roll up your sleeves and put your personal touches on it. Live in one side, rent out the other. Or, use one side as a home office like the owner used the property for many years. Extended family or friends can also have their own space when they come for a visit. If you have a boat or travel by RV, there's room to park it. No deed restrictions. There is a storage shed/container for storing yard or boat equipment. NEWER ROOF 7/2016. Located in Peace River Shores, a friendly boating community in Punta Gorda with a voluntary HOA/social club membership with a very low annual fee, giving members access to a private dock, boat ramp and park area with covered picnic pavilion, and a clubhouse for social activities. Boating out of Jim Long Lake will take you to the scenic Peace River, Charlotte Harbor and the Gulf of Mexico. Downtown Punta Gorda shopping, dining, farmers’ markets, Fishermen's Village, and fun concerts and festivals throughout the year are within a 15-20 minute drive south along US Hwy 17, as well as the Punta Gorda Airport and an I-75 exit for travel.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 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: $45,960
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,677
• − Management: −$3,677
• − Depreciation: −$8,407
• Taxable income: $8,231
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $10,366/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

+5.1% since first listed

5 events — show timeline

• 2026-04-11 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-26 Listed $275,000 Stellar MLS as Distributed by MLS Grid