26166 Paysandu Dr · Harbour Heights, FL 33983

$5,000

3 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 1 Days on market

Built 1988 9,583 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE!! Call today to see this beautiful 3 bedroom, 2.5 bathroom 2 car garage!! Located on a dead end street in the desirable deed restricted community of Deep Creek. This gem is ready for a new family to make memories in or a great retirement home with room for visitors. A beautiful split floor plan, separate laundry room, large pantry some furniture is negotiable. The furniture in guest bedroom #2 conveys with house. This beautiful home has granite counter tops, half bath located in the covered pool area lanai with the HOT tub!! Sliding glass doors that go directly to the pool area from multiple bedrooms. New roof 2017, Windows replaced with impact glass 2008, and a new pool cage in 2004. Close to shopping, medical, parks and beaches. This truly is a must see home. Call today for a private showing.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Other: Property is homesteaded; Zoning: RSF3.5; Lot size about 0.22 acres
• HOA & community: Association: Deep Creek POA (annual fee $125 / monthly equivalent $10.42); Deed restrictions; Street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (22 x 24); Driveway and off-street parking
• Utilities: Public sewer; Water available and connected; Electricity available; Cable available; Phone available; Sewer connected
• Home design: Single-family residence; One story; Fixer condition; South-facing
• Construction: Block construction; Tile roof; Slab foundation; Built area approximately 2,636 total / 2,216 living (public records)
• Exterior features: Front porch; Rear porch; Patio; Patio with sliding doors; Rain gutters; Private in-ground gunite pool (26 x 14); Landscaped with trees; Paved road access

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate; Wood; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Solid wood cabinets; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Indoor laundry

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$392,232) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 430.1% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, amenities F, 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: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 38% of the median local income ($72k/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 $35 of loan paydown is wiped out by about $150 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 + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $250k (98%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 45.58% ✓
• Cap rate: 430.07%
• Cash-on-cash: 1513.49%
• DSCR: 68.34
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $392,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26180 Deep Creek Blvd	0.27mi	3/2.0	2,372 (+7%)	8mo	$420,000	$177	70
32 Tucuman St	0.53mi	3/2.0	2,163 (-2%)	2mo	$350,000	$162	69
226 Corumba St	0.38mi	3/2.0	1,982 (-11%)	1mo	$389,000	$196	64
263 San Cristobal Ave	0.48mi	3/2.0	2,381 (+7%)	8mo	$417,500	$175	58
336 Japura St	0.55mi	3/2.0	2,156 (-3%)	14mo	$435,000	$202	58
26191 Bage Dr	0.38mi	3/2.0	2,124 (-4%)	21mo	$420,000	$198	58
234 Antofagasta St	0.48mi	3/2.5	2,348 (+6%)	10mo	$399,900	$170	57
26432 Deep Creek Blvd	0.55mi	3/2.0	2,068 (-7%)	9mo	$480,000	$232	56
303 San Cristobal Ave	0.52mi	3/2.5	2,134 (-4%)	14mo	$360,000	$169	56
207 Santarem Cir	0.52mi	3/2.0	2,431 (+10%)	14mo	$420,000	$173	48
304 Corrientes Cir	0.49mi	3/2.0	1,947 (-12%)	22mo	$365,000	$187	39
436 Santiguay St	0.72mi	4/3.0 (+1)	2,427 (+10%)	22mo	$406,943	$168	24

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: —
• Equity multiple: 76.00×
• Total profit: $105,007
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 151.41×
• Total profit: $210,579
• Equity at exit: $432

Cash invested: $1,400 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,766

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	13d	1	0.38mi
26416 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	1735	$1,650	$0.95	21d	1	0.52mi
212 Boa Vista St Punta Gorda, FL	3.0	3.0	2065	$3,500	$1.69	13d	1	0.52mi
25599 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1806	$1,995	$1.10	13d	1	0.65mi
25583 Deep Creek Blvd Punta Gorda, FL	4.0	2.0	1810	$2,300	$1.27	13d	1	0.68mi
343 Vitorio St Punta Gorda, FL	3.0	2.0	2600	$2,650	$1.02	21d	1	0.80mi
26577 Barranquilla Ave Punta Gorda, FL	3.0	2.5	2141	$2,650	$1.24	13d	1	0.88mi
26221 Sandhill Blvd Punta Gorda, FL	3.0	2.0	1500	$1,800	$1.20	21d	1	0.88mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	0.90mi
1038 San Cristobal Ave Port Charlotte, FL	3.0	2.0	1657	$2,300	$1.39	21d	1	1.00mi
27065 Formosa Dr Punta Gorda, FL	3.0	2.5	2327	$2,216	$0.95	13d	1	1.05mi
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	13d	1	1.06mi
26285 Explorer Rd Punta Gorda, FL	3.0	2.0	1408	$1,700	$1.21	21d	1	1.15mi
1128 Bismarck Rd Port Charlotte, FL	3.0	2.0	1516	$1,895	$1.25	13d	1	1.19mi
26335 Explorer Rd Punta Gorda, FL	3.0	2.0	1402	$1,600	$1.14	21d	1	1.21mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	13d	1	1.22mi
1235 Saxony Cir #5106 Punta Gorda, FL	3.0	2.0	1708	$1,550	$0.91	21d	1	1.33mi
1472 Neapolitan Rd Punta Gorda, FL	3.0	2.0	1820	$2,100	$1.15	13d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   pricedays on marketlisting id $5,000 Active 1 DOM
2. 2026-05-31
   days on market $250,000 Active 394 DOM
3. 2026-05-30
   days on market $250,000 Active 393 DOM
4. 2025-08-09
   price $250,000
5. 2025-08-08
   status Active
6. 2025-08-07
   historical
7. 2025-06-17
   status Active
8. 2025-06-11
   status Pending
9. 2025-05-06
   price $255,000
10. 2025-05-01
    price $275,000
11. 2025-05-01
    status Active
12. 2025-02-14
    status Pending
13. 2025-02-08
    listed $255,000 Active
14. 2020-09-10
    soldstatus $245,000
15. 2020-09-09
    soldstatus $245,000 Sold 814-char remark

    Show marketing remark (814 chars)

    MUST SEE!! Call today to see this beautiful 3 bedroom, 2.5 bathroom 2 car garage!! Located on a dead end street in the desirable deed restricted community of Deep Creek. This gem is ready for a new family to make memories in or a great retirement home with room for visitors. A beautiful split floor plan, separate laundry room, large pantry some furniture is negotiable. The furniture in guest bedroom #2 conveys with house. This beautiful home has granite counter tops, half bath located in the covered pool area lanai with the HOT tub!! Sliding glass doors that go directly to the pool area from multiple bedrooms. New roof 2017, Windows replaced with impact glass 2008, and a new pool cage in 2004. Close to shopping, medical, parks and beaches. This truly is a must see home. Call today for a private showing.

16. 2020-06-25
    status Pending 814-char remark

    Show marketing remark (814 chars)

    MUST SEE!! Call today to see this beautiful 3 bedroom, 2.5 bathroom 2 car garage!! Located on a dead end street in the desirable deed restricted community of Deep Creek. This gem is ready for a new family to make memories in or a great retirement home with room for visitors. A beautiful split floor plan, separate laundry room, large pantry some furniture is negotiable. The furniture in guest bedroom #2 conveys with house. This beautiful home has granite counter tops, half bath located in the covered pool area lanai with the HOT tub!! Sliding glass doors that go directly to the pool area from multiple bedrooms. New roof 2017, Windows replaced with impact glass 2008, and a new pool cage in 2004. Close to shopping, medical, parks and beaches. This truly is a must see home. Call today for a private showing.

17. 2020-05-10
    listed $255,000 Active 814-char remark

    Show marketing remark (814 chars)

    MUST SEE!! Call today to see this beautiful 3 bedroom, 2.5 bathroom 2 car garage!! Located on a dead end street in the desirable deed restricted community of Deep Creek. This gem is ready for a new family to make memories in or a great retirement home with room for visitors. A beautiful split floor plan, separate laundry room, large pantry some furniture is negotiable. The furniture in guest bedroom #2 conveys with house. This beautiful home has granite counter tops, half bath located in the covered pool area lanai with the HOT tub!! Sliding glass doors that go directly to the pool area from multiple bedrooms. New roof 2017, Windows replaced with impact glass 2008, and a new pool cage in 2004. Close to shopping, medical, parks and beaches. This truly is a must see home. Call today for a private showing.

18. 2020-04-30
    historical
19. 2020-03-12
    listed $269,000 Active
20. 2019-03-31
    historical
21. 2018-11-27
    price $235,000
22. 2018-09-03
    listed $240,000 Active
23. 2015-02-20
    soldstatus $156,100 Sold
24. 2014-12-26
    status Pending
25. 2014-11-23
    listed $155,900 Active
26. 2003-08-26
    soldstatus $162,500

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,346
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$145
• Taxable income: $22,445
• Est. tax owed @ 24.0%: −$5,387
• After-tax cash flow: $15,802/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+53.8% since first listed

23 events — show timeline

• 2025-08-09 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $255,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-08 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-10 Sold (Public Records) $245,000 Public Records
• 2020-09-09 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-10 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-12 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2019-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-03 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-20 Sold (MLS) $156,100 Stellar MLS as Distributed by MLS Grid
• 2014-12-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-23 Listed $155,900 Stellar MLS as Distributed by MLS Grid
• 2003-08-26 Sold (Public Records) $162,500 Public Records

Property tax history

+7.2%/yr

Latest (2025): $5,973 · +62.2% YoY. Source: county tax records.