11456 5th Ave · Punta Gorda, FL 33955

$294,900

3 bd · 2.0 ba · 1,272 sqft · Land · 437 Days on market

Built 2025 8,000 sqft lot

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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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

READY TO MOVE IN NOW! Don’t miss this opportunity to own a brand-new home loaded with upgrades! From the moment you step onto the LVT and tile flooring (no carpet!), you’ll notice the difference. The spacious layout includes a large kitchen with stone countertops, matching stainless steel appliances and brushed nickel finishes throughout the home, and generous storage. Constructed with block/stucco, durable finishes and insulated windows. Conveniently located near dining options such as The Perfect Caper and Carmelo’s Italian Ristorante, and recreation at Laishley Park. The seller is offering a contribution with this home, which comes with a 1-year builder warranty and a 10-year structural warranty.

Key facts

• Upgraded landscaping
• Stone countertops
• Large kitchen

Tags

• LVT AND TILE FLOORING
• LARGE KITCHEN
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPGRADED TILE WALLS
• UPGRADED LANDSCAPING

Property features AI

Finance

• Other: Lot size approximately 0.18 acres; Builder-reported living area and building area available
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One level; Northeast facing; Residential, completed condition
• Construction: Stucco construction; Shingle roof; Concrete perimeter foundation; Built by ADD VALUE DEVELOPMENT LLC (model: Nicole Rose)
• Exterior features: Rain gutters; Metered sprinkler system; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Water softener
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open living room/dining room combo; Stone counters
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (23.4% below list).
• Recommended offer: $226k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 6 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).
• This rent runs 35% 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 $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.

Negotiation context

• It's been on market 437 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $9k; list at $295k implies a 3141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,756 (23.4% 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. It's been on market 437 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $41,976
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11186 Grapefruit Ln	0.70mi	3/1.5	1,344 (+6%)	2mo	$45,000	$33	54

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-63,963
• Equity at exit: $43,971

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-76,432
• Equity at exit: $25,498

Cash invested: $82,572 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-255

Break-even live

Break-even rent $2,580

Max offer price $258,071

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	21d	1	0.71mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	0.72mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	21d	1	0.77mi
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	0.89mi
27851 Roanoke Cir Punta Gorda, FL	2.0	2.0	904	$1,650	$1.83	13d	1	1.18mi
15 N Cardinal Unit B15 Punta Gorda, FL	2.0	2.0	960	$1,700	$1.77	21d	1	1.23mi

Listing history 32 events

1. 2026-06-18
   days on market $294,900 Active 437 DOM
2. 2026-06-17
   days on market $294,900 Active 436 DOM
3. 2026-06-16
   days on market $294,900 Active 435 DOM
4. 2026-06-15
   days on market $294,900 Active 434 DOM
5. 2026-06-14
   days on market $294,900 Active 432 DOM
6. 2026-06-13
   days on market $294,900 Active 431 DOM
7. 2026-06-10
   days on market $294,900 Active 429 DOM
8. 2026-06-09
   days on market $294,900 Active 428 DOM
9. 2026-06-08
   days on market $294,900 Active 427 DOM
10. 2026-06-05
    days on market $294,900 Active 423 DOM
11. 2026-06-02
    pricedays on market $294,900 Active 421 DOM
12. 2026-06-01
    days on market $289,900 Active 420 DOM
13. 2026-05-31
    days on market $289,900 Active 419 DOM
14. 2026-05-30
    days on market $289,900 Active 418 DOM
15. 2026-02-26
    price $289,900 726-char remark

    Show marketing remark (726 chars)

    READY TO MOVE IN NOW! Don’t miss this opportunity to own a brand-new home loaded with upgrades! From the moment you step onto the LVT and tile flooring (no carpet!), you’ll notice the difference. The spacious layout includes a large kitchen with stone countertops, matching stainless steel appliances and brushed nickel finishes throughout the home, and generous storage. Constructed with block/stucco, durable finishes and insulated windows. Conveniently located near dining options such as The Perfect Caper and Carmelo’s Italian Ristorante, and recreation at Laishley Park. The seller is offering a contribution with this home, which comes with a 1-year builder warranty and a 10-year structural warranty.

16. 2026-02-26
    price $289,900

    Show marketing remark (726 chars)

    READY TO MOVE IN NOW! Don’t miss this opportunity to own a brand-new home loaded with upgrades! From the moment you step onto the LVT and tile flooring (no carpet!), you’ll notice the difference. The spacious layout includes a large kitchen with stone countertops, matching stainless steel appliances and brushed nickel finishes throughout the home, and generous storage. Constructed with block/stucco, durable finishes and insulated windows. Conveniently located near dining options such as The Perfect Caper and Carmelo’s Italian Ristorante, and recreation at Laishley Park. The seller is offering a contribution with this home, which comes with a 1-year builder warranty and a 10-year structural warranty.

17. 2025-11-05
    status Active
18. 2025-10-31
    historical
19. 2025-07-17
    listed $294,900 Active 726-char remark

    Show marketing remark (726 chars)

    READY TO MOVE IN NOW! Don’t miss this opportunity to own a brand-new home loaded with upgrades! From the moment you step onto the LVT and tile flooring (no carpet!), you’ll notice the difference. The spacious layout includes a large kitchen with stone countertops, matching stainless steel appliances and brushed nickel finishes throughout the home, and generous storage. Constructed with block/stucco, durable finishes and insulated windows. Conveniently located near dining options such as The Perfect Caper and Carmelo’s Italian Ristorante, and recreation at Laishley Park. The seller is offering a contribution with this home, which comes with a 1-year builder warranty and a 10-year structural warranty.

20. 2025-04-02
    listed $294,900 Active
21. 2023-10-04
    soldstatus $9,100
22. 2013-08-06
    soldstatus $5,400
23. 2013-07-31
    soldstatus $2,700 182-char remark

    Show marketing remark (182 chars)

    Great price for this beautiful partially wooded lot in South Punta Goda Heights. Quiet street with plenty of privacy for your new home. Location is close to US 41, I-75 and shopping.

24. 2012-01-02
    listed $3,000 182-char remark

    Show marketing remark (182 chars)

    Great price for this beautiful partially wooded lot in South Punta Goda Heights. Quiet street with plenty of privacy for your new home. Location is close to US 41, I-75 and shopping.

25. 2008-07-21
    listed $15,000
26. 2005-09-07
    soldstatus $35,000
27. 2005-08-31
    soldstatus $35,000
28. 2005-07-19
    listed $35,000
29. 2004-07-20
    soldstatus $12,000
30. 2004-07-14
    soldstatus $12,000
31. 2004-04-08
    listed $12,000
32. 2004-04-07
    listed $12,000

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,091
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$8,579
• Taxable loss: −$8,240
• Est. tax savings @ 24.0%: +$1,978
• After-tax cash flow: $-1,077/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

+2315.8% since first listed

18 events — show timeline

• 2026-02-26 Price Changed $289,900 FORTMLS
• 2026-02-26 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listed $294,900 FORTMLS
• 2025-04-02 Listed $294,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-04 Sold (Public Records) $9,100 Public Records
• 2013-08-06 Sold (Public Records) $5,400 Public Records
• 2013-07-31 Sold (MLS) $2,700 Stellar MLS as Distributed by MLS Grid
• 2012-01-02 Listed $3,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-21 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-07 Sold (Public Records) $35,000 Public Records
• 2005-08-31 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-19 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-20 Sold (Public Records) $12,000 Public Records
• 2004-07-14 Sold (MLS) $12,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-08 Listed $12,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-07 Listed $12,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $541 · +1.4% YoY. Source: county tax records.