26503 Angelica Rd · Punta Gorda, FL 33955

$240,000

3 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 29 Days on market

Built 1964 0.55 ac lot Est $309k · 22% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * * PLEASE ENJOY THE 3D INTERACTIVE VIRTUAL TOUR ASSOCIATED WITH THIS LISTING – This partially furnished well-maintained 3-bedroom, 2-bath home plus game room sits on just over ½ acre, offering plenty of space both inside and out. Conveniently located just minutes from I-75, shopping, dining and downtown Punta Gorda, this property combines comfort, functionality and room to grow. Enjoy relaxing evenings on the large screened lanai overlooking the spacious yard. Just off of the game room, you’ll find a small workshop area along with an indoor laundry room for added convenience. The home is also equipped with hurricane shutters for

Key facts

• Two carports
• Hurricane shutters
• Large screened lanai

Tags

• 3D INTERACTIVE VIRTUAL TOUR
• LARGE SCREENED LANAI
• HURRICANE SHUTTERS
• WATER SOFTENER SYSTEM
• TWO CARPORTS
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Furnished: Partially; Homestead exempt; Zoning: RSF5
• HOA & community: No association (no HOA); Pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; Residential property; One story; Entry level: One; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition; Built area reported (per public records)
• Exterior features: Storage; Chain link fencing; Mature landscaping; Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Florida room; Storage rooms
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (5.3% below list).
• Recommended offer: $227k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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

• It's been on market 29 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $240k implies a 200% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,288 (5.3% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $309,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7510 Ligustrum	0.28mi	3/2.0	1,490 (-4%)	1mo	$225,000	$151	80
7227 N Plum Tree	0.64mi	3/2.0	1,714 (+11%)	3mo	$300,000	$175	50
7345 Satsuma Dr	0.57mi	3/2.0	1,474 (-5%)	20mo	$295,000	$200	49
7500 Carissa	0.63mi	3/2.0	1,618 (+5%)	19mo	$392,000	$242	48
7363 Parkinsonia	0.67mi	2/2.0 (-1)	1,480 (-4%)	19mo	$355,000	$240	40
7233 N Plum Tree	0.63mi	3/2.0	1,720 (+11%)	15mo	$299,000	$174	40

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-20,263
• Equity at exit: $35,785

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,169
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $293

Break-even live

Break-even rent $1,901

Max offer price $240,000

Occupancy floor 82%

Sensitivity live

Price	-10% $429	-5% $361	+0% $293	+5% $226	+10% $158
Rent	-10% $114	-5% $204	+0% $293	+5% $383	+10% $473
Rate	-1.0pp $414	-0.5pp $354	base $293	+0.5pp $231	+1.0pp $168

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 Royal Poinciana #221 Punta Gorda, FL	2.0	2.0	1164	$1,750	$1.50	21d	1	0.41mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	0.48mi
26162 Stillwater Cir Punta Gorda, FL	2.0	2.0	1266	$2,000	$1.58	21d	1	1.06mi
12378 Paramount Dr Punta Gorda, FL	4.0	3.0	1836	$2,295	$1.25	21d	1	1.18mi
11795 Cloverly Ln Punta Gorda, FL	4.0	2.5	2028	$2,075	$1.02	21d	1	1.25mi
11812 Cloverly Ln Punta Gorda, FL	4.0	2.5	1875	$2,150	$1.15	21d	1	1.28mi

Listing history 13 events

1. 2026-06-13
   status $240,000 Pending 29 DOM
2. 2026-06-10
   days on market $240,000 Active 29 DOM
3. 2026-06-09
   days on market $240,000 Active 28 DOM
4. 2026-06-08
   days on market $240,000 Active 27 DOM
5. 2026-06-07
   days on market $240,000 Active 26 DOM
6. 2026-06-05
   pricedays on market $240,000 Active 23 DOM
7. 2026-06-03
   days on market $260,000 Active 22 DOM
8. 2026-06-02
   days on market $260,000 Active 21 DOM
9. 2026-06-01
   days on market $260,000 Active 20 DOM
10. 2026-05-31
    days on market $260,000 Active 19 DOM
11. 2026-05-30
    days on market $260,000 Active 18 DOM
12. 2026-05-12
    listed $260,000 Active
13. 2004-02-02
    soldstatus $80,000

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$269/yr (+$22/mo · 15.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $27,275
• − Mortgage interest: −$13,444
• − Property taxes: −$1,723
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,982
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $3,626/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

+225.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2004-02-02 Sold (Public Records) $80,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,723 · +3.6% YoY. Source: county tax records.