4729 Westwood Dr · Cleveland, FL 33982

$174,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 52 Days on market

Built 1961 9,583 sqft lot Est $136k · 28% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Adorable starter home or warm winter getaway! This 2bed/1ba house has a large bonus room that can be used as a family room, office, or master bedroom! Tile in kitchen & bathroom, wood laminate flooring throughout. Fenced and gated back yard for pets. SUPER CLEAN & MOVE IN READY! In walking distance to East Elementary School. I-75 just a mile away, minutes to charming downtown Punta Gorda. Not in flood zone! Schedule a showing quickly, WILL NOT LAST LONG!

Key facts

• Bonus room
• Large yard
• Storage shed

Tags

• BONUS ROOM
• LARGE YARD
• WELL-MAINTAINED LANDSCAPING
• STORAGE SHED

Property features AI

Finance

• Other: Property sits on about 0.22 acre (0 to less than 1/4 acre)
• HOA & community: No association; Pets allowed

Exterior

• Utilities: Well water; Septic system; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Completed condition; One-story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 1,104 square feet of living area
• Exterior features: Exterior lighting; Private mailbox; Chain link fence; Shed(s) and storage; Trees and landscaping; Asphalt paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Bonus room; 7 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.8% in Cleveland — 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 67/100 on livability (#574 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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.
• 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: Rents rising fast (+4.1%/yr); 1037 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 32% 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 $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

• It's been on market 52 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $125k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.12% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $135,792
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Sailfish Lane Ln	0.58mi	2/2.0	1,177 (+7%)	2mo	$145,000	$123	56
5526 Maze Dr	0.33mi	2/2.0	966 (-12%)	14mo	$76,000	$79	48

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,195
• Equity at exit: $25,944

10-year hold

• IRR: 8.1%
• Equity multiple: 1.65×
• Total profit: $31,689
• 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 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1037
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$72
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $326

Break-even live

Break-even rent $1,531

Max offer price $174,000

Occupancy floor 78%

Sensitivity live

Price	-10% $424	-5% $375	+0% $326	+5% $276	+10% $227
Rent	-10% $172	-5% $249	+0% $326	+5% $402	+10% $479
Rate	-1.0pp $413	-0.5pp $370	base $326	+0.5pp $280	+1.0pp $235

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3615 Dawson Ln Punta Gorda, FL	2.0	2.0	1014	$1,450	$1.43	22d	1	0.77mi
3111 Riverside Dr Unit A Punta Gorda, FL	2.0	2.0	1112	$1,595	$1.43	14d	1	1.04mi

Listing history 12 events

1. 2026-05-12
   price $174,000
2. 2026-04-08
   status Active
3. 2026-04-06
   status Pending
4. 2026-04-02
   listed $178,000 Active
5. 2019-06-17
   soldstatus $125,000
6. 2019-06-12
   soldstatus $125,000 Sold 470-char remark

   Show marketing remark (470 chars)

   Adorable starter home or warm winter getaway! This 2bed/1ba house has a large bonus room that can be used as a family room, office, or master bedroom! Tile in kitchen & bathroom, wood laminate flooring throughout. Fenced and gated back yard for pets. SUPER CLEAN & MOVE IN READY! In walking distance to East Elementary School. I-75 just a mile away, minutes to charming downtown Punta Gorda. Not in flood zone! Schedule a showing quickly, WILL NOT LAST LONG!

7. 2019-04-24
   status Pending 470-char remark

   Show marketing remark (470 chars)

   Adorable starter home or warm winter getaway! This 2bed/1ba house has a large bonus room that can be used as a family room, office, or master bedroom! Tile in kitchen & bathroom, wood laminate flooring throughout. Fenced and gated back yard for pets. SUPER CLEAN & MOVE IN READY! In walking distance to East Elementary School. I-75 just a mile away, minutes to charming downtown Punta Gorda. Not in flood zone! Schedule a showing quickly, WILL NOT LAST LONG!

8. 2019-04-18
   listed $128,900 Active 470-char remark

   Show marketing remark (470 chars)

   Adorable starter home or warm winter getaway! This 2bed/1ba house has a large bonus room that can be used as a family room, office, or master bedroom! Tile in kitchen & bathroom, wood laminate flooring throughout. Fenced and gated back yard for pets. SUPER CLEAN & MOVE IN READY! In walking distance to East Elementary School. I-75 just a mile away, minutes to charming downtown Punta Gorda. Not in flood zone! Schedule a showing quickly, WILL NOT LAST LONG!

9. 2008-12-31
   soldstatus $28,000 149-char remark

   Show marketing remark (149 chars)

   Check out this great investment or starter home! Centrally located in the growing community of Punta Gorda! Make an appoitment and take a look today!

10. 2008-07-03
    listed $32,500 149-char remark

    Show marketing remark (149 chars)

    Check out this great investment or starter home! Centrally located in the growing community of Punta Gorda! Make an appoitment and take a look today!

11. 2005-08-17
    soldstatus $127,500
12. 1992-11-01
    soldstatus $32,000

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $23,315
• − Mortgage interest: −$9,747
• − Property taxes: −$1,896
• − Insurance: −$1,667
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,062
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $3,615/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 — Cleveland

• Score: 67/100
• State rank: #574
• US rank: #10905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 43.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• 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

+443.8% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2019-06-17 Sold (Public Records) $125,000 Public Records
• 2019-06-12 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Listed $128,900 Stellar MLS as Distributed by MLS Grid
• 2008-12-31 Sold (MLS) $28,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-03 Listed $32,500 Stellar MLS as Distributed by MLS Grid
• 2005-08-17 Sold (Public Records) $127,500 Public Records
• 1992-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,896 · -18.4% YoY. Source: county tax records.