Drexel Plan · Punta Gorda, FL 33955

$324,900

3 bd · 2.0 ba · 1,988 sqft · SingleFamily · 138 Days on market

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Meet the Drexel - Your Ideal 3 to 4 Bedroom Family Home The charming three- to four-bedroom Drexel features a decorative masonry finish with an optional stone front, blending classic curb appeal with modern comfort. Step inside the foyer and follow the hallway past the second and third bathrooms to the open living area-designed for effortless family living. The island kitchen includes a convenient eating bar, perfect for casual meals and gatherings. Nearby, the breakfast nook offers a sunny spot to start your day. The great room welcomes you with an open, inviting layout, complemented by a flexible space that can serve as an office, playroom, or whatever fits your lifestyle. The master suit

Key facts

• 2 garage spots
• Listed 138 days

Property features AI

Finance

• Financial info: List price $329,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan; Address: Punta Gorda, FL
• Exterior features: Living area approximately 1,988 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan name: Drexel

🏗️ New construction. The $324,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,516.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $5,345/mo this rent would consume 83% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — 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 $3k of loan paydown is wiped out by about $12k 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 + 3.0% rent growth), your $115k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $411,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25164 Calusa Dr	0.10mi	3/2.0	2,068 (+4%)	6mo	$455,000	$220	84
25340 Basswood Ct	0.23mi	2/2.0 (-1)	1,850 (-7%)	11mo	$365,000	$197	64
25355 Basswood Ct	0.20mi	2/2.0 (-1)	1,850 (-7%)	13mo	$395,000	$214	64
15291 River Birch Ct	0.22mi	2/2.5 (-1)	1,850 (-7%)	10mo	$425,000	$230	63
15285 River Birch Ct	0.22mi	4/2.0 (+1)	2,203 (+11%)	7mo	$470,000	$213	61
25308 Basswood Ct	0.24mi	3/2.0	2,246 (+13%)	11mo	$420,000	$187	58
15273 River Birch Ct	0.21mi	4/2.0 (+1)	2,247 (+13%)	8mo	$465,000	$207	57
15303 River Birch Ct	0.24mi	4/2.0 (+1)	2,246 (+13%)	7mo	$450,000	$200	57
15228 River Birch Ct	0.23mi	3/3.0	2,247 (+13%)	12mo	$555,000	$247	54
25315 Basswood Ct	0.22mi	3/3.0	2,247 (+13%)	13mo	$444,000	$198	53
16132 Badalona Dr	0.69mi	3/2.0	2,218 (+12%)	1mo	$299,900	$135	48
16338 Juarez Cir	0.71mi	4/2.0 (+1)	1,829 (-8%)	8mo	$324,990	$178	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: 4.8%
• Equity multiple: 1.18×
• Total profit: $21,203
• Equity at exit: $61,358

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $131,854
• Equity at exit: $35,580

Cash invested: $115,224 (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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,345 high
• Mortgage (P&I): −$2,158
• Tax est. 1.5%: −$514 /mo · $6,173/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,122
• Net cashflow: $1,379

Break-even live

Break-even rent $3,600

Max offer price $411,516

Occupancy floor 69%

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: $102,879
• Closing costs: $12,345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	20d	1	0.45mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	20d	1	0.46mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	20d	1	0.51mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	20d	1	0.57mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	20d	1	0.59mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	20d	1	0.61mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	20d	1	0.65mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	0.65mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	20d	1	0.65mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	20d	1	0.66mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	20d	1	0.68mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	20d	1	0.68mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	20d	1	0.70mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	20d	2	0.74mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	20d	1	0.75mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	20d	1	0.76mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	20d	1	0.76mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	20d	1	0.79mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	20d	1	0.81mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	20d	1	0.81mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	20d	1	0.86mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	20d	1	0.87mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	20d	1	0.88mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	20d	1	0.89mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	20d	1	0.92mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	20d	1	0.93mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	20d	1	0.94mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	20d	1	0.95mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	20d	1	1.01mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	20d	1	1.01mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	20d	1	1.02mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	20d	1	1.04mi
16195 Maya Cir Punta Gorda, FL	4.0	2.0	2077	$2,495	$1.20	13d	1	1.13mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	20d	1	1.22mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	20d	1	1.26mi
25904 Prada Dr Punta Gorda, FL	3.0	2.0	1950	$2,111	$1.08	13d	1	1.27mi
25377 Doredo Dr Punta Gorda, FL	4.0	3.0	2092	$2,300	$1.10	20d	1	1.28mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	20d	1	1.30mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	20d	1	1.31mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	20d	3	1.36mi

Listing history 15 events

1. 2026-06-18
   price $324,900 Active 138 DOM
2. 2026-06-18
   days on market $327,400 Active 138 DOM
3. 2026-06-17
   days on market $327,400 Active 137 DOM
4. 2026-06-16
   days on market $327,400 Active 136 DOM
5. 2026-06-15
   days on market $327,400 Active 135 DOM
6. 2026-06-14
   pricedays on market $327,400 Active 133 DOM
7. 2026-06-13
   days on market $329,900 Active 132 DOM
8. 2026-06-10
   days on market $329,900 Active 130 DOM
9. 2026-06-09
   days on market $329,900 Active 129 DOM
10. 2026-06-08
    days on market $329,900 Active 128 DOM
11. 2026-06-05
    days on market $329,900 Active 124 DOM
12. 2026-06-02
    days on market $329,900 Active 122 DOM
13. 2026-06-01
    days on market $329,900 Active 121 DOM
14. 2026-05-31
    days on market $329,900 Active 120 DOM
15. 2026-05-30
    days on market $329,900 Active 119 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $64,140
• − Mortgage interest: −$23,051
• − Property taxes: −$6,173
• − Insurance: −$2,058
• − Repairs & maintenance: −$5,131
• − Management: −$5,131
• − Depreciation: −$11,971
• Taxable income: $10,624
• Est. tax owed @ 24.0%: −$2,550
• After-tax cash flow: $13,994/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

• County: Charlotte County · 196,994 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: 226.0

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 (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%
• Common ancestry: Romanian 5% Italian 3% Serbian 3%
• Foreign-born: 8% · Canada
• 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