12438 Poem Ave · Punta Gorda, FL 33955

$215,000

2 bd · 2.0 ba · 1,084 sqft · SingleFamily public records · 131 Days on market

Built 1975 0.37 ac lot Est $275k · 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• 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 MLS

Fabulous opportunity on this well priced updated country style home. 2 large bedrooms and 2 baths. Inside laundry with tub. 18 inch porcelin tile everywhere! newer countertops, appliances, paint, baseboards, etc. The home sits in the middle of two lots providing plenty of elbow room. The completely fenced back yard is huge! The fencing is installed with a concrete footing around the entire perimeter. The Florida room has a window a/c with the main home having a newer central system. located about 20 feetabove sea level, so no flood insurance. Listing agent is part owner of property. Quick closing and occupancy available.

Key facts

• New well pump
• Newer roof
• Huge backyard

Tags

• HUGE BACKYARD
• NEWER ROOF
• UPDATED PLUMBING
• NEWER AC SYSTEM
• NEW WELL PUMP
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Unfurnished; Zoning: RSF3.5
• HOA & community: Pets allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Well water; Septic system; Public utilities available; Water connected
• Home design: Single family residence; Residential property; One story; Faces west; Completed condition
• Construction: Frame construction; Shingle roof; Slab foundation; Built area and lot size recorded
• Exterior features: Lighting; Rain gutters; Chain link fencing; Shed(s); Oversized lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas/electric range not specified
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $210k (2.1% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $6k 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 131 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $60k; list at $215k implies a 258% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.98% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $275,336
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28219 N Twin Lakes Dr	0.39mi	2/2.0	1,096 (+1%)	14mo	$258,000	$235	69
28041 Pasadena Dr	0.33mi	2/1.0	1,072 (-1%)	18mo	$210,000	$196	64
27141 Alhambra Dr	0.68mi	2/2.0	1,120 (+3%)	3mo	$235,000	$210	61
27456 Corinthian Dr	0.60mi	2/1.5	962 (-11%)	9mo	$244,000	$254	43
28131 Laurelwood Dr	0.73mi	2/1.5	962 (-11%)	10mo	$245,000	$255	37
13154 Caliente Dr	0.71mi	2/1.5	962 (-11%)	17mo	$245,000	$255	31

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-18,478
• Equity at exit: $32,057

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,930
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $257

Break-even live

Break-even rent $1,779

Max offer price $215,000

Occupancy floor 83%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27382 Pasadena Dr Punta Gorda, FL	3.0	1.0	800	$1,445	$1.81	21d	1	0.35mi

Listing history 25 events

1. 2026-06-18
   days on market $215,000 Active 131 DOM
2. 2026-06-17
   days on market $215,000 Active 130 DOM
3. 2026-06-16
   days on market $215,000 Active 129 DOM
4. 2026-06-15
   days on market $215,000 Active 128 DOM
5. 2026-06-14
   days on market $215,000 Active 126 DOM
6. 2026-06-13
   days on market $215,000 Active 125 DOM
7. 2026-06-10
   days on market $215,000 Active 123 DOM
8. 2026-06-09
   days on market $215,000 Active 122 DOM
9. 2026-06-08
   days on market $215,000 Active 121 DOM
10. 2026-06-07
    days on market $215,000 Active 120 DOM
11. 2026-06-05
    days on market $215,000 Active 117 DOM
12. 2026-06-03
    days on market $215,000 Active 116 DOM
13. 2026-06-02
    days on market $215,000 Active 115 DOM
14. 2026-06-01
    days on market $215,000 Active 114 DOM
15. 2026-05-31
    days on market $215,000 Active 113 DOM
16. 2026-05-30
    days on market $215,000 Active 112 DOM
17. 2026-05-12
    price $215,000
18. 2026-03-21
    status Active
19. 2026-03-13
    status Pending
20. 2026-02-20
    status Active
21. 2026-02-15
    status Pending
22. 2026-01-26
    listed $225,000 Active
23. 2013-05-20
    soldstatus $60,000
24. 2013-05-16
    soldstatus $60,000 628-char remark

    Show marketing remark (628 chars)

    Fabulous opportunity on this well priced updated country style home. 2 large bedrooms and 2 baths. Inside laundry with tub. 18 inch porcelin tile everywhere! newer countertops, appliances, paint, baseboards, etc. The home sits in the middle of two lots providing plenty of elbow room. The completely fenced back yard is huge! The fencing is installed with a concrete footing around the entire perimeter. The Florida room has a window a/c with the main home having a newer central system. located about 20 feetabove sea level, so no flood insurance. Listing agent is part owner of property. Quick closing and occupancy available.

25. 2013-04-03
    listed $68,900 628-char remark

    Show marketing remark (628 chars)

    Fabulous opportunity on this well priced updated country style home. 2 large bedrooms and 2 baths. Inside laundry with tub. 18 inch porcelin tile everywhere! newer countertops, appliances, paint, baseboards, etc. The home sits in the middle of two lots providing plenty of elbow room. The completely fenced back yard is huge! The fencing is installed with a concrete footing around the entire perimeter. The Florida room has a window a/c with the main home having a newer central system. located about 20 feetabove sea level, so no flood insurance. Listing agent is part owner of property. Quick closing and occupancy available.

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,258
• − Mortgage interest: −$12,043
• − Property taxes: −$2,263
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,255
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,187/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

+212.0% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2013-05-20 Sold (Public Records) $60,000 Public Records
• 2013-05-16 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-03 Listed $68,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $2,263 · +1.0% YoY. Source: county tax records.