3086 Tarrywood Ter · Harbour Heights, FL 33983

$5,000

3 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 10 Days on market

Built 1979 10,019 sqft lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends June 15, 2026 at 11:00 AM EST. Explore this charming 3-bedroom, 2-bath residence set in a peaceful and well-located Punta Gorda community. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa Home App.

Key facts

• 0.23 acre lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: Garage (1 space)
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One story; Residential property
• Construction: Construction materials: See remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: 1 total room
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $224,952 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-522 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• 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: 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 soft (-2.6%/yr); 553 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 31% 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 67.5% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $224,952
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3172 Trevino Ter	0.15mi	3/2.0	1,310 (-2%)	2mo	$220,000	$168	87
3393 Sulstone Dr	0.73mi	3/2.0	1,429 (+7%)	11mo	$240,000	$168	46
3533 Peace River Dr	0.67mi	2/2.0 (-1)	1,156 (-14%)	19mo	$459,200	$397	25

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -38.7%
• Equity multiple: -0.19×
• Total profit: $-74,811
• Equity at exit: $33,541

10-year hold

• IRR: -90.8%
• Equity multiple: -1.03×
• Total profit: $-127,682
• Equity at exit: $19,450

Cash invested: $62,987 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-522

Break-even live

Break-even rent $2,508

Max offer price $149,443

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: $56,238
• Closing costs: $6,749
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27263 Whitman Ave Punta Gorda, FL	2.0	2.0	1130	$1,450	$1.28	13d	1	0.08mi
27284 Sunnybrook Rd Punta Gorda, FL	2.0	1.0	1125	$1,499	$1.33	20d	1	0.12mi
3074 Broadpoint Dr Punta Gorda, FL	2.0	2.0	902	$1,500	$1.66	20d	1	0.16mi
3234 Daytona Dr Punta Gorda, FL	3.0	2.0	1442	$2,500	$1.73	20d	1	0.22mi
27381 Voyageur Dr Punta Gorda, FL	3.0	2.0	1529	$2,350	$1.54	20d	1	0.30mi
27381 Voyageur Dr Punta Gorda, FL	3.0	2.0	1529	$2,350	$1.54	13d	1	0.30mi
27250 Adams St Unit B Punta Gorda, FL	2.0	1.0	937	$1,400	$1.49	20d	1	0.38mi
3187 Sulstone Dr Punta Gorda, FL	3.0	2.0	1408	$2,000	$1.42	20d	1	0.47mi
27082 Adams St Unit A Punta Gorda, FL	2.0	2.0	984	$1,325	$1.35	20d	1	0.49mi
27082 Adams St Unit B Punta Gorda, FL	2.0	2.0	984	$1,300	$1.32	20d	1	0.49mi
27074 Adams St Punta Gorda, FL	2.0	2.0	1052	$1,399	$1.33	20d	1	0.50mi
27066 Adams St Punta Gorda, FL	2.0	2.0	1052	$1,384	$1.32	13d	1	0.51mi
27097 Omni Ln Punta Gorda, FL	3.0	2.0	1056	$4,100	$3.88	20d	1	0.55mi
27048 Omni Ln Punta Gorda, FL	3.0	2.0	1596	$1,900	$1.19	20d	1	0.58mi
27220 Washington St Port Charlotte, FL	2.0	2.0	1052	$1,425	$1.35	20d	1	0.74mi
3415 Sulstone Dr Punta Gorda, FL	3.0	2.0	1390	$2,100	$1.51	20d	1	0.77mi
27079 Washington St Punta Gorda, FL	3.0	2.0	1200	$1,650	$1.38	13d	1	0.77mi
27085 Partin Dr Punta Gorda, FL	2.0	2.0	1052	$1,445	$1.37	20d	1	1.10mi
27092 Partin Dr Unit B Punta Gorda, FL	2.0	2.0	1041	$1,400	$1.34	20d	1	1.13mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	20d	2	1.18mi
2194 Rio de Janeiro Ave Punta Gorda, FL	3.0	2.0	1677	$1,825	$1.09	13d	1	1.28mi

Listing history 8 events

1. 2026-06-15
   days on market $5,000 Active 10 DOM
2. 2026-06-14
   days on market $5,000 Active 8 DOM
3. 2026-06-13
   days on market $5,000 Active 7 DOM
4. 2026-06-10
   days on market $5,000 Active 5 DOM
5. 2026-06-09
   days on market $5,000 Active 4 DOM
6. 2026-06-08
   days on market $5,000 Active 3 DOM
7. 2026-06-07
   remarks 299-char remark
8. 2026-06-07
   listed $5,000 Active 2 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $22,167
• − Mortgage interest: −$12,601
• − Property taxes: −$3,374
• − Insurance: −$6,243
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,544
• Taxable loss: −$10,142
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-3,828/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

• Census place: Harbour Heights, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

-92.3% since first listed

2 events — show timeline

• 2026-06-05 Listed $5,000 HAOR as distributed by MLS GRID
• 1998-02-06 Sold (Public Records) $64,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,268 · -8.2% YoY. Source: county tax records.