Mahogany Plan · Punta Gorda, FL 33955

$264,990

3 bd · 2.0 ba · 1,452 sqft · SingleFamily · 224 Days on market

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

Listing remarks

Ryan Homes at Heritage Station features new single-family homes in a gated community with NO CDD fees. Choose your designer interior features with options for water and nature view homesites. Priced from the mid $200s. The Mahogany single-family home offers a fresh take on fine living. From your covered front porch or 2-car garage, step into a ranch floor plan that blends convenience and style. There's plenty of room for family and friends in 2 spacious bedrooms, with a full bath just outside their doors. Gather in your great room for movie nights, and don't forget to prep popcorn and other delicious snacks on your gourmet kitchen's large island. Enjoy the night air on your lanai before hea

Key facts

• Gated community
• Covered front porch
• Ranch floor plan

Tags

• GATED COMMUNITY
• DESIGNER INTERIOR FEATURES
• COVERED FRONT PORCH
• RANCH FLOOR PLAN
• GREAT ROOM
• GOURMET KITCHEN

Property features AI

Finance

• Other: Address: Punta Gorda, FL 33955; Status: Active
• Financial info: List price $264,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Central air conditioning
• Home design: Plan: Mahogany; New construction plan
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 40 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 $4,871/mo this rent would consume 76% 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $74k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.62%
• DSCR: 2.45
• GRM: 4.5

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: 27.7%
• Equity multiple: 2.15×
• Total profit: $85,574
• Equity at exit: $39,511

10-year hold

• IRR: 35.2%
• Equity multiple: 4.24×
• Total profit: $240,203
• Equity at exit: $22,911

Cash invested: $74,197 (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: 4.5×

Monthly cashflow live

• Estimated rent: $4,871 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $2,017

Break-even live

Break-even rent $2,318

Max offer price $264,990

Occupancy floor 54%

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.44mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	0.50mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	0.54mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	0.60mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.62mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.64mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	21d	1	0.67mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.67mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	0.67mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	0.70mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	0.70mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	0.72mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.75mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	0.75mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	21d	1	0.76mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	0.77mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.81mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	0.82mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.84mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.85mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	0.90mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	0.90mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	0.91mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	21d	1	0.95mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	0.95mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	21d	1	0.97mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	1.01mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	1.02mi
25324 Lychee Ct Punta Gorda, FL	3.0	2.0	1224	$1,800	$1.47	21d	1	1.06mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	1.06mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	1.06mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	1.13mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	21d	1	1.21mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	21d	2	1.21mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	21d	1	1.21mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	21d	2	1.27mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	21d	3	1.36mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	21d	2	1.40mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	21d	1	1.41mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $264,990 Active 224 DOM
2. 2026-06-17
   days on market $264,990 Active 223 DOM
3. 2026-06-16
   days on market $264,990 Active 222 DOM
4. 2026-06-15
   days on market $264,990 Active 221 DOM
5. 2026-06-14
   days on market $264,990 Active 219 DOM
6. 2026-06-13
   days on market $264,990 Active 218 DOM
7. 2026-06-10
   days on market $264,990 Active 216 DOM
8. 2026-06-09
   days on market $264,990 Active 215 DOM
9. 2026-06-08
   days on market $264,990 Active 214 DOM
10. 2026-06-05
    days on market $264,990 Active 210 DOM
11. 2026-06-02
    days on market $264,990 Active 208 DOM
12. 2026-06-01
    days on market $264,990 Active 207 DOM
13. 2026-05-31
    days on market $264,990 Active 206 DOM
14. 2026-05-30
    days on market $264,990 Active 205 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: $58,449
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$4,676
• − Management: −$4,676
• − Depreciation: −$7,709
• Taxable income: $21,245
• Est. tax owed @ 24.0%: −$5,099
• After-tax cash flow: $19,101/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