Drexel Plan · Punta Gorda, FL 33955

$326,900

3 bd · 2.0 ba · 1,988 sqft · SingleFamily · 235 Days on market

Good condition 2-car garage

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +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.

Key facts

• 2 garage spots
• Listed 235 days

🏗️ New construction. The $326,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,867.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $327k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $327k).
• Recommended offer: $288k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.5% 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: 1866 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $5,177/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 $3k of loan paydown is wiped out by about $13k 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 $120k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $287,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $426,867
• List price: $326,900
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25196 Calusa Dr	0.14mi	3/2.0	1,988 (0%)	1mo	$351,109	$177	92
25488 Calusa Dr	0.07mi	3/2.0	1,856 (-7%)	3mo	$360,000	$194	83
25575 Calusa Dr	0.04mi	4/2.0 (+1)	1,876 (-6%)	3mo	$320,000	$171	81
25485 Calusa Dr	0.10mi	4/2.0 (+1)	2,161 (+9%)	3mo	$350,000	$162	73
15255 River Birch Ct	0.19mi	3/3.0	2,242 (+13%)	3mo	$559,000	$249	63
14944 Redbud Ln	0.67mi	2/2.5 (-1)	1,948 (-2%)	1mo	$525,000	$270	57
16313 Juarez Cir	0.73mi	4/3.0 (+1)	2,020 (+2%)	1mo	$332,500	$165	53
25330 Cadiz Dr	0.73mi	4/3.0 (+1)	2,020 (+2%)	2mo	$344,999	$171	53
15124 River Birch Ct	0.36mi	4/3.0 (+1)	2,224 (+12%)	3mo	$550,000	$247	52
14381 Heritage Landing Blvd	0.40mi	4/3.0 (+1)	2,247 (+13%)	3mo	$530,000	$236	48
16153 Alcira Cir	0.71mi	4/2.0 (+1)	2,161 (+9%)	2mo	$430,000	$199	46
16154 Galiano Ct	0.67mi	4/2.0 (+1)	1,786 (-10%)	2mo	$265,000	$148	45

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $3,496
• Equity at exit: $63,647

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $96,831
• Equity at exit: $36,908

Cash invested: $119,523 (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: 57 active · 29 under contract
• Months of supply: 8.8 mo (11%/mo absorbed)
• Median asking: $359,990 ($202/sqft)
• Median days on market: 108 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +6.3% 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: 1866
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $5,177 high
• Mortgage (P&I): −$2,239
• Tax est. 1.5%: −$534 /mo · $6,403/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $1,140

Break-even live

Break-even rent $3,734

Max offer price $426,867

Occupancy floor 73%

Sensitivity live

Price	-10% $1,435	-5% $1,287	+0% $1,140	+5% $992	+10% $845
Rent	-10% $731	-5% $935	+0% $1,140	+5% $1,344	+10% $1,549
Rate	-1.0pp $1,355	-0.5pp $1,248	base $1,140	+0.5pp $1,029	+1.0pp $917

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: $106,717
• Closing costs: $12,806
• Club membership (one-time): —
• 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	116d	1	0.45mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	116d	1	0.46mi
14040 Heritage Landing Blvd #116 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	6d	1	0.46mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	116d	1	0.51mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	116d	1	0.57mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	116d	1	0.59mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	116d	1	0.61mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	116d	1	0.65mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	6d	1	0.65mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	109d	1	0.65mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	116d	1	0.65mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	116d	1	0.66mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	116d	1	0.68mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	116d	1	0.68mi
14241 Heritage Landing Blvd #1823 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	6d	1	0.70mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	116d	1	0.70mi
16147 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,795	$1.19	3d	1	0.72mi
16265 Alcira Cir Punta Gorda, FL	4.0	3.0	2032	$2,300	$1.13	2d	1	0.74mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$4,222	$3.09	6d	3	0.74mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	116d	1	0.75mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,100	$1.15	6d	1	0.76mi
25222 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	116d	1	0.76mi
25110 Alcazar Dr Punta Gorda, FL	4.0	3.0	2020	$1,995	$0.99	6d	1	0.76mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,295	$1.26	116d	1	0.76mi
25214 Cadiz Dr Punta Gorda, FL	4.0	2.0	1828	$2,100	$1.15	6d	1	0.76mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	116d	1	0.79mi
14221 Heritage Landing Blvd Unit 2021 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	5d	1	0.79mi
14221 Heritage Landing Blvd Unit 2018 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	6d	1	0.79mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	0d	1	0.81mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	116d	1	0.81mi
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	116d	1	0.86mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	116d	1	0.87mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	116d	1	0.88mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	116d	1	0.89mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	116d	1	0.92mi
16229 Cape Horn Blvd Punta Gorda, FL	3.0	2.0	1726	$2,749	$1.59	116d	1	0.93mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	116d	1	0.94mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	116d	1	0.95mi
14161 Heritage Landing Blvd #1121 Punta Gorda, FL	3.0	2.0	1301	$1,750	$1.35	6d	1	0.99mi
24378 Belize Ct Punta Gorda, FL	4.0	2.5	2251	$6,750	$3.00	116d	1	1.01mi

Property features AI

Finance

• Financial info: List price $329,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress: 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

Listing history 50 events

1. 2026-09-24
   days on market $326,900 Active 235 DOM
2. 2026-09-22
   days on market $326,900 Active 234 DOM
3. 2026-09-21
   days on market $326,900 Active 233 DOM
4. 2026-09-20
   days on market $326,900 Active 232 DOM
5. 2026-09-19
   days on market $326,900 Active 231 DOM
6. 2026-09-17
   days on market $326,900 Active 229 DOM
7. 2026-09-16
   days on market $326,900 Active 228 DOM
8. 2026-09-15
   days on market $326,900 Active 227 DOM
9. 2026-09-14
   days on market $326,900 Active 226 DOM
10. 2026-09-14
    days on market $326,900 Active 225 DOM
11. 2026-09-12
    days on market $326,900 Active 224 DOM
12. 2026-09-12
    price $326,900 Active 223 DOM
13. 2026-09-11
    days on market $324,900 Active 223 DOM
14. 2026-09-05
    days on market $324,900 Active 217 DOM
15. 2026-09-04
    days on market $324,900 Active 216 DOM
16. 2026-08-30
    days on market $324,900 Active 211 DOM
17. 2026-08-29
    days on market $324,900 Active 210 DOM
18. 2026-08-28
    days on market $324,900 Active 209 DOM
19. 2026-08-27
    days on market $324,900 Active 208 DOM
20. 2026-08-26
    days on market $324,900 Active 207 DOM
21. 2026-08-25
    days on market $324,900 Active 206 DOM
22. 2026-08-23
    days on market $324,900 Active 204 DOM
23. 2026-08-22
    days on market $324,900 Active 203 DOM
24. 2026-08-21
    days on market $324,900 Active 202 DOM
25. 2026-08-20
    days on market $324,900 Active 201 DOM
26. 2026-08-19
    days on market $324,900 Active 200 DOM
27. 2026-08-18
    days on market $324,900 Active 199 DOM
28. 2026-08-17
    days on market $324,900 Active 198 DOM
29. 2026-08-16
    days on market $324,900 Active 197 DOM
30. 2026-08-15
    days on market $324,900 Active 196 DOM
31. 2026-08-14
    days on market $324,900 Active 195 DOM
32. 2026-08-13
    days on market $324,900 Active 194 DOM
33. 2026-08-12
    days on market $324,900 Active 193 DOM
34. 2026-08-12
    days on market $324,900 Active 192 DOM
35. 2026-08-10
    days on market $324,900 Active 191 DOM
36. 2026-08-09
    days on market $324,900 Active 190 DOM
37. 2026-08-08
    days on market $324,900 Active 189 DOM
38. 2026-08-07
    days on market $324,900 Active 188 DOM
39. 2026-08-06
    days on market $324,900 Active 187 DOM
40. 2026-08-05
    days on market $324,900 Active 186 DOM
41. 2026-08-04
    days on market $324,900 Active 185 DOM
42. 2026-08-03
    days on market $324,900 Active 184 DOM
43. 2026-08-01
    days on market $324,900 Active 181 DOM
44. 2026-07-29
    days on market $324,900 Active 179 DOM
45. 2026-07-27
    days on market $324,900 Active 177 DOM
46. 2026-07-24
    days on market $324,900 Active 174 DOM
47. 2026-07-23
    days on market $324,900 Active 173 DOM
48. 2026-07-22
    days on market $324,900 Active 172 DOM
49. 2026-07-21
    days on market $324,900 Active 171 DOM
50. 2026-07-18
    days on market $324,900 Active 168 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: $62,122
• − Mortgage interest: −$23,911
• − Property taxes: −$6,403
• − Insurance: −$2,134
• − Repairs & maintenance: −$4,970
• − Management: −$4,970
• − Depreciation: −$12,418
• Taxable income: $7,316
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $11,921/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $9,940–$29,820 screening

The Drexel home presents as move-in ready with good condition and curb appeal. Minor updates to the exterior and interior can further enhance its value for both resale and rental.

Components & finishes AI

Roof shingle · good

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates inside can make the home more appealing and increase its value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system is crucial for comfort and energy efficiency, both of which are important for both resale and rental value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

ⓘ 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

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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%

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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%

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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

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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 $329,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction planAddress: 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