11776 Birdsong Loop · Punta Gorda, FL 33955

$359,499

4 bd · 3.0 ba · 1,884 sqft · Land · 12 Days on market

Built 2026 6,229 sqft lot $303/mo HOA · 12% of rent ↓ 44% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged, AI generated or rendered. MOVE-IN READY!! Discover the enchanting new community of Willow in Punta Gorda, where unparalleled resort-style amenities meet effortless coastal living just minutes from Charlotte Harbor. This masterfully planned sanctuary offers pristine pools and recreation, perfectly positioned between historic waterfront charm and the natural splendor of Florida's Gulf Coast. This new single-story home features two peaceful bedrooms with a convenient hall bathroom situated to the side of the foyer, while a third bedroom is right around the corner. Further down the foyer is a modern kitchen that melds into the dining room and a sp

Key facts

• Owner’s suite
• Walk-in closet
• Pristine pools

Tags

• RESORT-STYLE AMENITIES
• PRISTINE POOLS
• COVERED PATIO
• OWNER’S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property is new construction; Possession at closing
• HOA & community: Mandatory HOA; Master HOA fee $910 quarterly; One-time fee $4,950; Total annual recurring fees $3,640; Maintenance covers insurance, internet/WiFi, lawn/land maintenance, legal/accounting, management, and recreation facilities; Developer-managed; Community amenities include clubhouse, community pool and spa, exercise room, pickleball courts, BBQ/picnic area, community room, sidewalks, streetlights, and underground utilities

Exterior

• Parking: Deeded parking; Paved driveway; Attached 2-car garage
• Security: Gated community
• Utilities: Central water; Central sewer; Electric service
• Home design: Single-family home; 1 story (ranch); Traditional style; Rear exposure facing southwest; Located in Willow at Punta Gorda development
• Construction: Concrete block construction; Built in 2026
• Exterior features: Shingle roof; Single hung and sliding windows; Manual storm shutters; Stucco exterior; Lake frontage; Landscaped water views; Irrigation with reclaimed water and lake/canal source; Regular lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator/ice maker; Self-cleaning oven; Freezer; Pantry; Breakfast bar; Eat-in kitchen; Dining area open to family room
• Bedrooms: 4 bedrooms; Master bedroom on ground level
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; Master bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Great room; Guest bath; Guest room; Screened lanai/porch
• Laundry & utility: Washer and dryer included; Laundry in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $359k.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (28.9% below list).
• Recommended offer: $254k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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: 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: 1490 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 40% of the median local income ($77k/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 $11k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $254,155 (29.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.05×
• Total profit: $-96,116
• Equity at exit: $53,602

10-year hold

• IRR: -28.0%
• Equity multiple: -0.31×
• Total profit: $-132,121
• Equity at exit: $31,083

Cash invested: $100,660 (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: 1490
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$1,885
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$150
• HOA: −$303
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-596

Break-even live

Break-even rent $3,309

Max offer price $254,155

Occupancy floor —

Sensitivity live

Price	-10% $-393	-5% $-495	+0% $-596	+5% $-698	+10% $-800
Rent	-10% $-798	-5% $-697	+0% $-596	+5% $-495	+10% $-395
Rate	-1.0pp $-415	-0.5pp $-505	base $-596	+0.5pp $-689	+1.0pp $-784

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: $89,875
• Closing costs: $10,785
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	23d	1	0.03mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	23d	1	0.07mi
11827 Cloverly Ln Punta Gorda, FL	5.0	2.5	2088	$2,095	$1.00	23d	1	0.08mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	23d	1	0.57mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	23d	1	1.38mi

HOA detail

• Monthly dues: $303 · $3,636/yr
• Likely covers: waterpool

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-06
   listed $359,499 Active
3. 2026-03-20
   soldstatus $642,500

ⓘ 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,655
• − Mortgage interest: −$20,138
• − Property taxes: −$3,317
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$3,636
• − Depreciation: −$10,458
• Taxable loss: −$13,596
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-3,893/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 — 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

Price history

-44.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — NAPLESMLS
• 2026-05-06 Listed $359,499 NAPLESMLS
• 2026-03-20 Sold (Public Records) $642,500 Public Records

Property tax history

+37.3%/yr

Latest (2025): $3,317 · +37.3% YoY. Source: county tax records.