756 W Marion Ave · Punta Gorda, FL 33950

$174,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 5 Days on market

Built 1883 5,880 sqft lot Est $162k · 7% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.6/10.0
• ARV discount +4.3/15.0
• 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

* * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

Key facts

• Screened front porch
• 5,880 sq ft lot
• Built 1883

Tags

• PUNTA GORDA HISTORIC DISTRICT
• COVERED WOODEN CABANA
• SCREENED FRONT PORCH
• CHARMING BUNGALOW ARCHITECTURE
• PRIVATE TROPICAL BACKYARD

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot size about 0.14 acres (0 to less than 1/4 acre)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA/association listed

Exterior

• Parking: Boat parking; Driveway; Open parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water and sewer connected
• Home design: Single-family residence; Two levels; Facing southeast; Homestead exempt
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace foundation; Built area approximately 1,495 square feet
• Exterior features: Deck; Enclosed patio/porch; Front porch; Rear porch; Screened porch; Outdoor lighting; Cabana; Shed(s); Mature landscaping; Located in a historic district; Within city limits; Paved public road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; Central air conditioning
• Interior features: Decorative fireplace; Loft; No laundry room (none listed)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Cap rate 11.1% 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 34 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 ($76k/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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1883 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,000

Questions for the listing agent

1. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.30% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,288
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Harvey St	0.44mi	3/2.0	1,193 (+1%)	4mo	$165,000	$138	70
719 Palm Ave	0.16mi	2/2.0 (-1)	1,246 (+6%)	15mo	$260,000	$209	61
232 Harvey St	0.36mi	2/2.0 (-1)	1,104 (-6%)	15mo	$130,000	$118	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.64×
• Total profit: $-17,664
• Equity at exit: $25,944

10-year hold

• IRR: -7.0%
• Equity multiple: 0.63×
• Total profit: $-18,228
• Equity at exit: $15,044

Cash invested: $48,720 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$912
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$72
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $266

Break-even live

Break-even rent $1,920

Max offer price $174,000

Occupancy floor 83%

Sensitivity live

Price	-10% $364	-5% $315	+0% $266	+5% $216	+10% $167
Rent	-10% $87	-5% $176	+0% $266	+5% $355	+10% $444
Rate	-1.0pp $353	-0.5pp $310	base $266	+0.5pp $221	+1.0pp $175

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Kings Ct Unit D Punta Gorda, FL	2.0	1.5	825	$1,450	$1.76	22d	1	0.06mi
1001 W Marion Ave Punta Gorda, FL	2.0	1.0–2.0	899	$1,500	$1.67	14d	2	0.19mi
927 W Olympia Ave Punta Gorda, FL	3.0	1.0	912	$1,750	$1.92	14d	1	0.21mi
511 W Retta Esplanade Punta Gorda, FL	2.0	1.0	1020	$1,750	$1.72	22d	1	0.25mi
327 Harvey St Punta Gorda, FL	2.0	2.0	1078	$4,995	$4.63	22d	1	0.40mi
215 Goldstein St Unit 4 Punta Gorda, FL	2.0	1.0	800	$1,325	$1.66	14d	1	0.41mi
1306 McGregor St Punta Gorda, FL	2.0	2.0	900	$3,000	$3.33	22d	1	0.45mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	22d	3	0.53mi
301 W Henry St Punta Gorda, FL	1.0–2.0	1.0–2.0	830	$2,400	$2.89	22d	1	0.62mi
150 Harborside Ave Punta Gorda, FL	1.0–2.0	1.0–2.0	967	$1,600	$1.65	22d	3	0.64mi
316 Coldeway Dr #26 Punta Gorda, FL	2.0	2.0	1460	$1,500	$1.03	14d	1	0.66mi
1477 Park Beach Cir Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1334	$4,000	$3.00	22d	1	0.68mi
1477 Park Beach Cir Punta Gorda, FL	2.0–3.0	2.0–3.0	1767	$4,750	$2.69	14d	2	0.68mi
311 Garvin St Unit 407A Punta Gorda, FL	2.0	2.0	1114	$2,200	$1.97	22d	1	0.69mi
1500 Park Beach Cir Punta Gorda, FL	2.0–4.0	2.0	1494	$3,548	$2.37	14d	2	0.71mi
215 Lewis Cir #112 Punta Gorda, FL	2.0	2.0	1377	$4,500	$3.27	22d	1	0.74mi
215 Lewis Cir #111 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	22d	1	0.74mi
219 Lewis Cir #112 Punta Gorda, FL	3.0	2.0	1377	$4,500	$3.27	22d	1	0.75mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	22d	1	0.75mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	22d	1	0.79mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	22d	1	0.89mi
317 E McKenzie St Punta Gorda, FL	2.0	2.0	1160	$1,675	$1.44	14d	1	0.92mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$3,500	$2.24	22d	3	0.93mi
340 E Ann St Punta Gorda, FL	1.0–2.0	1.0–2.0	1050	$1,700	$1.62	22d	1	0.95mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	22d	1	0.98mi
1335 Mineo Dr Unit G Punta Gorda, FL	2.0	1.0	839	$1,400	$1.67	14d	1	0.99mi
1620 Montia Ct Punta Gorda, FL	2.0	2.0	1100	$2,300	$2.09	22d	1	1.03mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	14d	1	1.13mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	22d	1	1.13mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	22d	1	1.15mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.37mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	22d	1	1.39mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	22d	1	1.41mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	14d	1	1.48mi

Listing history 13 events

1. 2026-05-21
   listed $174,000 Active
2. 2016-05-17
   soldstatus $157,000 Sold 520-char remark

   Show marketing remark (520 chars)

   * * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

3. 2016-05-17
   soldstatus $157,000

   Show marketing remark (520 chars)

   * * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

4. 2016-04-01
   status Pending 520-char remark

   Show marketing remark (520 chars)

   * * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

5. 2016-03-19
   historical Active with Contract 520-char remark

   Show marketing remark (520 chars)

   * * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

6. 2016-03-11
   listed $169,000 Active 520-char remark

   Show marketing remark (520 chars)

   * * HISTORIC DISTRICT * * CUTE 2 STORY BUNGALOW * LOCATED JUST 1 BLOCK FROM GILCHRiST PARK * Originally built in 1920, With a little TLC this cute 3 bedroom 1 bath home can be your little piece of paradise. Newer Air Conditioner & newer washer & dryer. Nice large enclosed front porch approximately 175 square feet. 2nd story is your second bedroom with walk-in closet. Enough room upstairs for bedroom & separate office as well. Nice spacious backyard for your gatherings and parties.

7. 2015-04-22
   soldstatus $145,000
8. 2010-10-31
   listed $134,900
9. 2010-10-31
   historical
10. 2010-04-29
    listed $139,900
11. 2006-08-03
    soldstatus $159,000
12. 2006-08-01
    soldstatus $159,000
13. 2006-06-21
    listed $159,000

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$183/yr (+$15/mo · 14.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $27,072
• − Mortgage interest: −$9,747
• − Property taxes: −$1,261
• − Insurance: −$5,988
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$5,062
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,023/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

• Census place: Punta Gorda, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+9.4% since first listed

13 events — show timeline

• 2026-05-21 Listed $174,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-17 Sold (Public Records) $157,000 Public Records
• 2016-05-17 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-19 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-03-11 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-22 Sold (Public Records) $145,000 Public Records
• 2010-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-10-31 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2010-04-29 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-03 Sold (Public Records) $159,000 Public Records
• 2006-08-01 Sold (MLS) $159,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-21 Listed $159,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-3.1%/yr

Latest (2025): $1,261 · -18.7% YoY. Source: county tax records.