2428 Nuremberg Blvd · Harbour Heights, FL 33983

$5,000

3 bd · 2.0 ba · 2,183 sqft · SingleFamily public records · 8 Days on market

Built 1974 0.25 ac 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

Deep Creek ONE OF A KIND LOCATION and extremely AFFORDABLE! This 3 bedrooms plus bonus room/2 bath, 2 car garage is CENTRALLY located with easy and quick access to either I75 bridge south to Punta Gorda or north to Port Charlotte! Open kitchen with LAKE VIEW and very spacious living areas make this a very desirable floor plan. There is a separate living room as well as a dining area. The lanai was recently updated with the wood looking gray tiles that everyone loves and there are several new ceiling fans throughout. All bedrooms have the wood laminate planking floors and the rest of the house is tile, so there is no carpet to worry about keeping clean. Convenient to medical offices, hospital, shopping, downtown Punta Gorda with lots of dining options, the county parks, and boat ramp is nearby and so is the Port Charlotte Mall! Easy to show with a phone call, so make yours today!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• Other: Zoning: RSF3.5; Lot size: 0.25 acres

Exterior

• Parking: Garage; 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story
• Construction: Construction details: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One total room (studio/open layout); Other flooring

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$471,528) 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 ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).
• Cap rate 508.0% 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: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% 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 (-2.6%/yr); 558 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 45% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/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. Built in 1974 — 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 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 53.80% ✓
• Cap rate: 507.99%
• Cash-on-cash: 1791.76%
• DSCR: 80.72
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $471,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Montpelier Rd	0.23mi	3/2.5	2,269 (+4%)	15mo	$260,000	$115	68
2450 Rio DE Janeiro Ave	0.34mi	3/2.0	2,027 (-7%)	8mo	$410,000	$202	65
2349 Mauritania Rd	0.67mi	3/2.0	2,086 (-4%)	4mo	$360,000	$173	58
2165 Onondaga Ln	0.42mi	3/2.0	1,884 (-14%)	2mo	$290,000	$154	56
2378 Rio DE Janeiro Ave	0.27mi	3/2.0	1,979 (-9%)	20mo	$265,000	$134	55
26090 Rampart Blvd	0.71mi	3/2.0	2,110 (-3%)	11mo	$330,000	$156	52
2704 Mauritania Rd	0.54mi	3/2.0	2,068 (-5%)	18mo	$448,000	$217	51
26178 Mindanao Ln	0.63mi	3/2.0	2,106 (-4%)	18mo	$319,900	$152	50
2227 Bonn Ct	0.38mi	3/3.0	2,493 (+14%)	6mo	$400,000	$160	49
2305 Sofia Ln	0.51mi	4/2.0 (+1)	2,299 (+5%)	17mo	$385,000	$167	48
26294 Bridgewater Rd	0.70mi	3/2.5	2,372 (+9%)	11mo	$340,000	$143	41
2114 Mauritania Rd	0.73mi	4/3.0 (+1)	2,471 (+13%)	21mo	$487,100	$197	18

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: 89.92×
• Total profit: $124,486
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 179.24×
• Total profit: $249,537
• 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: 558
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $2,090

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $2,094	-5% $2,092	+0% $2,090	+5% $2,089	+10% $2,087
Rent	-10% $1,878	-5% $1,984	+0% $2,090	+5% $2,197	+10% $2,303
Rate	-1.0pp $2,093	-0.5pp $2,092	base $2,090	+0.5pp $2,089	+1.0pp $2,088

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Montpelier Rd Punta Gorda, FL	3.0	2.5	2269	$4,400	$1.94	23d	1	0.20mi
Rio De Janeiro Ave Punta Gorda, FL	4.0	2.0	2090	$2,495	$1.19	23d	1	0.36mi
2437 Greenland Ct Punta Gorda, FL	3.0	2.0	1995	$2,100	$1.05	23d	1	0.40mi
2194 Rio de Janeiro Ave Punta Gorda, FL	3.0	2.0	1677	$1,825	$1.09	15d	1	0.44mi
2081 Nuremberg Blvd Punta Gorda, FL	3.0	2.0	2252	$2,136	$0.95	15d	1	0.64mi
1535 Ultramarine Ln Punta Gorda, FL	3.0	2.0	1950	$2,950	$1.51	23d	1	0.80mi
25442 Rampart Blvd Punta Gorda, FL	3.0	2.0	2032	$2,800	$1.38	23d	1	0.85mi
3187 Sulstone Dr Punta Gorda, FL	3.0	2.0	1408	$2,000	$1.42	23d	1	1.02mi
1392 San Cristobal Ave Punta Gorda, FL	3.0	2.0	1452	$2,150	$1.48	23d	1	1.12mi
1418 Olancha Ct Punta Gorda, FL	4.0	3.0	2416	$4,000	$1.66	23d	1	1.14mi
1472 Neapolitan Rd Punta Gorda, FL	3.0	2.0	1820	$2,100	$1.15	15d	1	1.16mi
27048 Omni Ln Punta Gorda, FL	3.0	2.0	1596	$1,900	$1.19	23d	1	1.21mi
1235 Saxony Cir #5106 Punta Gorda, FL	3.0	2.0	1708	$1,550	$0.91	23d	1	1.30mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	1.39mi
3234 Daytona Dr Punta Gorda, FL	3.0	2.0	1442	$2,500	$1.73	23d	1	1.39mi
26335 Explorer Rd Punta Gorda, FL	3.0	2.0	1402	$1,600	$1.14	23d	1	1.46mi
26285 Explorer Rd Punta Gorda, FL	3.0	2.0	1408	$1,700	$1.21	23d	1	1.49mi

Listing history 9 events

1. 2026-05-19
   listed $5,000 Active
2. 2022-06-14
   soldstatus $380,000
3. 2020-07-31
   soldstatus $215,000
4. 2020-07-30
   soldstatus $215,000 Sold 891-char remark

   Show marketing remark (891 chars)

   Deep Creek ONE OF A KIND LOCATION and extremely AFFORDABLE! This 3 bedrooms plus bonus room/2 bath, 2 car garage is CENTRALLY located with easy and quick access to either I75 bridge south to Punta Gorda or north to Port Charlotte! Open kitchen with LAKE VIEW and very spacious living areas make this a very desirable floor plan. There is a separate living room as well as a dining area. The lanai was recently updated with the wood looking gray tiles that everyone loves and there are several new ceiling fans throughout. All bedrooms have the wood laminate planking floors and the rest of the house is tile, so there is no carpet to worry about keeping clean. Convenient to medical offices, hospital, shopping, downtown Punta Gorda with lots of dining options, the county parks, and boat ramp is nearby and so is the Port Charlotte Mall! Easy to show with a phone call, so make yours today!

5. 2020-06-21
   status Pending 891-char remark

   Show marketing remark (891 chars)

   Deep Creek ONE OF A KIND LOCATION and extremely AFFORDABLE! This 3 bedrooms plus bonus room/2 bath, 2 car garage is CENTRALLY located with easy and quick access to either I75 bridge south to Punta Gorda or north to Port Charlotte! Open kitchen with LAKE VIEW and very spacious living areas make this a very desirable floor plan. There is a separate living room as well as a dining area. The lanai was recently updated with the wood looking gray tiles that everyone loves and there are several new ceiling fans throughout. All bedrooms have the wood laminate planking floors and the rest of the house is tile, so there is no carpet to worry about keeping clean. Convenient to medical offices, hospital, shopping, downtown Punta Gorda with lots of dining options, the county parks, and boat ramp is nearby and so is the Port Charlotte Mall! Easy to show with a phone call, so make yours today!

6. 2020-05-27
   listed $220,000 Active 891-char remark

   Show marketing remark (891 chars)

   Deep Creek ONE OF A KIND LOCATION and extremely AFFORDABLE! This 3 bedrooms plus bonus room/2 bath, 2 car garage is CENTRALLY located with easy and quick access to either I75 bridge south to Punta Gorda or north to Port Charlotte! Open kitchen with LAKE VIEW and very spacious living areas make this a very desirable floor plan. There is a separate living room as well as a dining area. The lanai was recently updated with the wood looking gray tiles that everyone loves and there are several new ceiling fans throughout. All bedrooms have the wood laminate planking floors and the rest of the house is tile, so there is no carpet to worry about keeping clean. Convenient to medical offices, hospital, shopping, downtown Punta Gorda with lots of dining options, the county parks, and boat ramp is nearby and so is the Port Charlotte Mall! Easy to show with a phone call, so make yours today!

7. 2006-03-27
   listed $280,000
8. 2001-02-08
   soldstatus $103,700
9. 2000-02-17
   soldstatus $51,400

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $32,278
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$145
• Taxable income: $26,588
• Est. tax owed @ 24.0%: −$6,381
• After-tax cash flow: $18,704/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

• Census place: Harbour Heights, FL
• 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

-90.3% since first listed

9 events — show timeline

• 2026-05-19 Listed $5,000 HAOR as distributed by MLS GRID
• 2022-06-14 Sold (Public Records) $380,000 Public Records
• 2020-07-31 Sold (Public Records) $215,000 Public Records
• 2020-07-30 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-27 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-27 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2001-02-08 Sold (Public Records) $103,700 Public Records
• 2000-02-17 Sold (Public Records) $51,400 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,810 · -18.1% YoY. Source: county tax records.