PALMA Collection Plan · Punta Gorda, FL 33955

$616,900

4 bd · 3.0 ba · 2,285 sqft · SingleFamily · 271 Days on market

Good condition

---

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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build on your lot or ours by a licensed general contractor who is also a certified building inspector, every Cloud Design Build home is held to a standard most builders never see, with James J. Cloud personally involved and communicating directly with you from design through move-in. The Palma is a step up in space and features, offering four bedrooms and three baths across 2,285 square feet. The open layout features high ceilings, oversized wood-look tile, 8-foot doors, and a chef's kitchen with an oversized island made for entertaining.

Key facts

• Custom designed home
• Modern coastal style
• Open concept layout

Tags

• CUSTOM DESIGNED HOME
• MODERN COASTAL STYLE
• FLEXIBLE LIVING SPACES
• OPEN CONCEPT LAYOUT
• EXPANSIVE COVERED LANAI
• BUILT IN OUTDOOR KITCHEN

🏗️ New construction. The $616,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $585,000.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $617k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $533k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $521k (15.6% below list).
• Recommended offer: $521k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% 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: East Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 761 students, 52% 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: 2074 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $5,207/mo this rent would consume 81% of the median local household income ($77k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 271 days — a 12% lower offer ($543k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→35/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $520,660 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $585,000
• List price: $616,900
• Delta: 5.45%
• Verdict: FAIR
• Comps: 4 within 3.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24122 Pyramid Way	0.55mi	3/2.0 (-1)	2,350 (+3%)	1mo	$700,000	$298	60
16285 Cape Horn Blvd	1.43mi	3/3.0 (-1)	2,217 (-3%)	3mo	$685,000	$309	52
24303 Contra Costa Ln	1.60mi	3/2.0 (-1)	2,174 (-5%)	1mo	$405,000	$186	47
24337 Contra Costa Ln	1.60mi	3/2.0 (-1)	2,092 (-8%)	0mo	$485,000	$232	42

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-117,137
• Equity at exit: $87,225

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-129,823
• Equity at exit: $50,580

Cash invested: $163,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 20 under contract
• Months of supply: 17.3 mo (6%/mo absorbed)
• Median asking: $581,950 ($276/sqft)
• Median days on market: 170 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: -7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 2074
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,207 high
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,775/yr
• Insurance: −$244
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,093
• Net cashflow: $-356

Break-even live

Break-even rent $5,657

Max offer price $533,467

Occupancy floor —

Sensitivity live

Price	-10% $48	-5% $-154	+0% $-356	+5% $-558	+10% $-760
Rent	-10% $-767	-5% $-562	+0% $-356	+5% $-150	+10% $55
Rate	-1.0pp $-62	-0.5pp $-207	base $-356	+0.5pp $-508	+1.0pp $-662

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: $146,250
• Closing costs: $17,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17434 Oro Ct Punta Gorda, FL	3.0	2.5	1864	$2,000	$1.07	162d	1	0.23mi
17314 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	2216	$2,800	$1.26	154d	1	0.26mi
24249 Peppercorn Rd Punta Gorda, FL	4.0	3.0	2302	$2,999	$1.30	10d	1	0.42mi
24249 Peppercorn Rd Punta Gorda, FL	4.0	3.0	2302	$2,999	$1.30	41d	1	0.42mi
24097 Peppercorn Rd Punta Gorda, FL	3.0	2.0	1973	$2,695	$1.37	10d	1	0.46mi
17849 Hibiscus Cove Ct #1 Punta Gorda, FL	3.0	2.0	1937	$6,250	$3.23	10d	1	0.66mi
24504 Peppercorn Rd Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	51d	1	0.71mi
24504 Peppercorn Rd Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	26d	1	0.71mi
17084 Acapulco Rd #223 Punta Gorda, FL	3.0	2.0	1644	$3,400	$2.07	51d	1	0.78mi
3001 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1734	$5,500	$3.17	10d	1	0.79mi
2091 King Tarpon Dr Punta Gorda, FL	3.0	2.0	1640	$5,200	$3.17	164d	1	0.79mi
1010 Islamorada Blvd Punta Gorda, FL	3.0	2.0	1592	$4,700	$2.95	10d	1	0.80mi
17030 Espana Cir Punta Gorda, FL	4.0	3.0	2092	$2,500	$1.20	10d	1	0.84mi
3471 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1991	$5,750	$2.89	164d	1	0.94mi
3333 Sunset Key Cir #103 Punta Gorda, FL	3.0	2.0	1825	$6,000	$3.29	6d	1	0.99mi
3304 Sunset Key Cir Unit D Punta Gorda, FL	3.0	2.0	2255	$5,750	$2.55	10d	1	1.06mi
3321 Sunset Key Cir #102 Punta Gorda, FL	3.0	2.0	1684	$6,000	$3.56	10d	1	1.08mi
3313 Sunset Key Cir #403 Punta Gorda, FL	3.0	2.0	1684	$6,500	$3.86	55d	1	1.09mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2089	$5,500	$2.63	119d	5	1.10mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2017	$6,500	$3.22	5d	3	1.10mi
3313 Sunset Key Cir Punta Gorda, FL	3.0	2.0–3.0	2017	$6,500	$3.22	10d	4	1.10mi
3250 Southshore Dr Unit 54B Punta Gorda, FL	3.0	2.0	2069	$5,700	$2.75	55d	1	1.21mi
3270 Southshore Dr Unit 72B Punta Gorda, FL	3.0	2.0	2069	$5,750	$2.78	10d	1	1.22mi
3280 Southshore Dr Unit 87A Punta Gorda, FL	3.0	2.0	2069	$4,000	$1.93	10d	1	1.25mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	10d	1	1.49mi

Property features AI

Finance

• Financial info: List price $616,900

Exterior

• Parking: 3 parking spaces
• Home design: Located in Punta Gorda, FL (PALMA Collection plan)
• Exterior features: Living area approximately 2,285 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan from the PALMA Collection (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $616,900 Active 271 DOM
2. 2026-11-07
   days on market $616,900 Active 270 DOM
3. 2026-11-06
   days on market $616,900 Active 269 DOM
4. 2026-11-05
   days on market $616,900 Active 268 DOM
5. 2026-11-04
   days on market $616,900 Active 267 DOM
6. 2026-11-02
   days on market $616,900 Active 265 DOM
7. 2026-11-01
   days on market $616,900 Active 264 DOM
8. 2026-10-31
   days on market $616,900 Active 263 DOM
9. 2026-10-29
   days on market $616,900 Active 261 DOM
10. 2026-10-28
    days on market $616,900 Active 260 DOM
11. 2026-10-27
    days on market $616,900 Active 259 DOM
12. 2026-10-26
    days on market $616,900 Active 258 DOM
13. 2026-10-25
    days on market $616,900 Active 257 DOM
14. 2026-10-24
    days on market $616,900 Active 256 DOM
15. 2026-10-23
    days on market $616,900 Active 255 DOM
16. 2026-10-22
    days on market $616,900 Active 254 DOM
17. 2026-10-21
    days on market $616,900 Active 253 DOM
18. 2026-10-20
    days on market $616,900 Active 252 DOM
19. 2026-10-19
    days on market $616,900 Active 251 DOM
20. 2026-10-18
    days on market $616,900 Active 250 DOM
21. 2026-10-17
    days on market $616,900 Active 249 DOM
22. 2026-10-16
    days on market $616,900 Active 248 DOM
23. 2026-10-15
    days on market $616,900 Active 247 DOM
24. 2026-10-14
    days on market $616,900 Active 246 DOM
25. 2026-10-13
    days on market $616,900 Active 245 DOM
26. 2026-10-12
    days on market $616,900 Active 244 DOM
27. 2026-10-11
    days on market $616,900 Active 243 DOM
28. 2026-10-10
    days on market $616,900 Active 242 DOM
29. 2026-10-09
    days on market $616,900 Active 241 DOM
30. 2026-10-08
    days on market $616,900 Active 240 DOM
31. 2026-10-07
    days on market $616,900 Active 239 DOM
32. 2026-10-06
    days on market $616,900 Active 238 DOM
33. 2026-10-05
    days on market $616,900 Active 237 DOM
34. 2026-10-04
    days on market $616,900 Active 236 DOM
35. 2026-10-03
    days on market $616,900 Active 235 DOM
36. 2026-10-02
    days on market $616,900 Active 234 DOM
37. 2026-10-01
    days on market $616,900 Active 233 DOM
38. 2026-09-30
    days on market $616,900 Active 232 DOM
39. 2026-09-29
    days on market $616,900 Active 231 DOM
40. 2026-09-28
    days on market $616,900 Active 230 DOM
41. 2026-09-27
    days on market $616,900 Active 229 DOM
42. 2026-09-26
    days on market $616,900 Active 228 DOM
43. 2026-09-25
    days on market $616,900 Active 227 DOM
44. 2026-09-24
    days on market $616,900 Active 226 DOM
45. 2026-09-24
    days on market $616,900 Active 225 DOM
46. 2026-09-22
    days on market $616,900 Active 224 DOM
47. 2026-09-21
    days on market $616,900 Active 223 DOM
48. 2026-09-20
    days on market $616,900 Active 222 DOM
49. 2026-09-19
    days on market $616,900 Active 221 DOM
50. 2026-09-17
    days on market $616,900 Active 219 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 35 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: $62,479
• − Mortgage interest: −$32,769
• − Property taxes: −$8,775
• − Insurance: −$8,044
• − Repairs & maintenance: −$4,998
• − Management: −$4,998
• − Depreciation: −$17,018
• Taxable loss: −$14,123
• Est. tax savings @ 24.0%: +$3,390
• After-tax cash flow: $-884/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $11,425–$34,275 screening

This home is in good condition with a cosmetic rehab level, featuring a well-maintained exterior and landscaping. Simple updates like fresh paint and landscaping can significantly enhance its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Interior paint — Fresh paint can make a significant difference in the home's appearance ↑
• Both Kitchen appliances — Upgrading to high-end appliances can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 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: 11% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: List price $616,900

Exterior

• Parking: 3 parking spaces
• Home design: Located in Punta Gorda, FL (PALMA Collection plan)
• Exterior features: Living area approximately 2,285 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan from the PALMA Collection (new construction plan)