45060 Pipevine Cir · Punta Gorda, FL 33982

$384,297

4 bd · 3.0 ba · 2,391 sqft · SingleFamily · 65 Days on market

Built 2026 Excellent condition 7,230 sqft lot 2-car garage $161/sqft · 21% below area Est $485k · 21% under $313/mo HOA · 12% of rent

---

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).

• ARV discount +15.0/15.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Cash flow +4.9/30.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into this spacious 2,391-square-foot two-story home featuring a versatile flex space perfect for entertaining right at the entry. The open-concept living area flows seamlessly to a covered patio, creating an ideal setting for indoor-outdoor living. A convenient first-floor bedroom offers flexible use, while upstairs you'll find three additional bedrooms, including a serene owner's suite with a private bath. The kitchen shines with quartz countertops, a center island, stainless steel appliances, and a Moen® faucet, all complemented by ceramic tile flooring. Thoughtful details like vinyl-coated shelving, designer window blinds, and energy-efficient smart home features add comfort and style throughout. Completing this home is a two-car garage with a keyless entry pad and hurricane-rated door. With its modern design and sought-after amenities, this home is sure to move quickly-don't miss your chance to make it yours!

Key facts

• First-floor bedroom
• Quartz countertops
• Covered patio

Tags

• COVERED PATIO
• FIRST-FLOOR BEDROOM
• OWNER'S SUITE
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $384k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (32.3% below list).
• Recommended offer: $252k (34.4% below list) — sets the bar for cash-flow.

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: Rents rising fast (+4.1%/yr); 1453 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% 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 $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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,932 (34.4% 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 65 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.68% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.20%
• DSCR: 0.55
• GRM: 12.3

CMA / ARV

• ARV (median comp): $484,931
• List price: $384,297
• Delta: -20.75%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14496 Lagoon Ln	0.00mi	3/3.0 (-1)	2,444 (+2%)	9mo	$555,000	$227	84
14502 Lagoon Ln	0.00mi	3/3.0 (-1)	2,444 (+2%)	10mo	$547,000	$224	83
14686 Lagoon Ln	0.00mi	3/3.0 (-1)	2,444 (+2%)	13mo	$567,000	$232	81
45019 Pipevine Cir	0.00mi	5/2.5 (+1)	2,112 (-12%)	4mo	$330,000	$156	70
15101 Anchorage Rd	0.00mi	4/3.0	2,032 (-15%)	23mo	$383,999	$189	56

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: -33.1%
• Equity multiple: -0.09×
• Total profit: $-117,312
• Equity at exit: $57,300

10-year hold

• IRR: -33.1%
• Equity multiple: -0.52×
• Total profit: $-163,680
• Equity at exit: $33,227

Cash invested: $107,603 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $438,602 ($184/sqft)
• Median days on market: 125 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +10.2% above current asking $/sqft

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

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1453
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$2,015
• Tax est. 1.5%: −$480 /mo · $5,764/yr
• Insurance: −$160
• HOA: −$313
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-915

Break-even live

Break-even rent $3,758

Max offer price $251,932

Occupancy floor —

Sensitivity live

Price	-10% $-649	-5% $-782	+0% $-915	+5% $-1,048	+10% $-1,180
Rent	-10% $-1,120	-5% $-1,017	+0% $-915	+5% $-812	+10% $-709
Rate	-1.0pp $-721	-0.5pp $-817	base $-915	+0.5pp $-1,014	+1.0pp $-1,116

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: $96,074
• Closing costs: $11,529
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Developer brochure provided for lot dimensionsTotal area listed as 2,391
• HOA & community: Mandatory HOAHOA fee $530 quarterlyMaster HOA fee $408 quarterlyOne-time other fee $6,071Total annual recurring fees $3,752Maintenance includes internet/WiFi, lawn/land maintenance, recreation facilities, street lightsCommunity amenities include clubhouse, community pool, exercise room, tennis, pickleball, basketball, shuffleboard, bike/jog paths, dog park, fishing pier, community parks, community boat dock and ramp, electric vehicle charging, beauty salon, community room, sidewalks, streetlights, underground utilitiesCommunity type: Non-gatedManagement: Developer

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Central waterCentral sewerElectric service (central)
• Home design: Single-family home2-story, traditional designRear exposure faces northLocated in Babcock Ranch (Sabal Glen at Midtown)
• Construction: Concrete block constructionBuilt in 2026
• Exterior features: Shingle roofStucco exterior finishSingle-hung and sliding windowsManual shuttersLandscaped area and preserve viewsIrrigation connected to lake/canal and reclaimed waterRegular lotRestrictions: Architectural, Deeded, No Commercial, No RV

Interior

• Kitchen: DishwasherDisposalFreezerMicrowaveRangeRefrigerator/ice makerSelf-cleaning ovenBreakfast barEat-in kitchenDining (living) areaPantry
• Bedrooms: 4 bedroomsMaster bedroom upstairs
• Flooring: CarpetTile
• Bathrooms: 3 full bathroomsMaster bathroom with shower (no tub)
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: High speed internet availablePantrySmoke detectorsWalk-in closetWindow coveringsGreat roomGuest roomGuest bathLoftScreened lanai/porchUnfurnished
• Laundry & utility: WasherDryerLaundry in residenceAuto garage door

Listing history 50 events

1. 2026-09-24
   days on market $384,297 Active 65 DOM
2. 2026-09-22
   days on market $384,297 Active 64 DOM
3. 2026-09-21
   days on market $384,297 Active 63 DOM
4. 2026-09-20
   days on market $384,297 Active 62 DOM
5. 2026-09-19
   days on market $384,297 Active 61 DOM
6. 2026-09-18
   days on market $384,297 Active 60 DOM
7. 2026-09-17
   days on market $384,297 Active 59 DOM
8. 2026-09-16
   days on market $384,297 Active 58 DOM
9. 2026-09-15
   days on market $384,297 Active 57 DOM
10. 2026-09-14
    days on market $384,297 Active 56 DOM
11. 2026-09-13
    days on market $384,297 Active 55 DOM
12. 2026-09-12
    days on market $384,297 Active 54 DOM
13. 2026-09-11
    days on market $384,297 Active 53 DOM
14. 2026-09-05
    days on market $384,297 Active 47 DOM
15. 2026-09-04
    days on market $384,297 Active 46 DOM
16. 2026-09-03
    days on market $384,297 Active 45 DOM
17. 2026-08-31
    days on market $384,297 Active 42 DOM
18. 2026-08-30
    days on market $384,297 Active 41 DOM
19. 2026-08-29
    days on market $384,297 Active 40 DOM
20. 2026-08-28
    days on market $384,297 Active 39 DOM
21. 2026-08-27
    days on market $384,297 Active 38 DOM
22. 2026-08-26
    days on market $384,297 Active 37 DOM
23. 2026-08-25
    days on market $384,297 Active 36 DOM
24. 2026-08-24
    days on market $384,297 Active 35 DOM
25. 2026-08-23
    days on market $384,297 Active 34 DOM
26. 2026-08-22
    days on market $384,297 Active 33 DOM
27. 2026-08-21
    days on market $384,297 Active 32 DOM
28. 2026-08-20
    days on market $384,297 Active 31 DOM
29. 2026-08-19
    days on market $384,297 Active 30 DOM
30. 2026-08-18
    price $384,297 Active 29 DOM
31. 2026-08-18
    days on market $409,297 Active 29 DOM
32. 2026-08-17
    days on market $409,297 Active 28 DOM
33. 2026-08-16
    days on market $409,297 Active 27 DOM
34. 2026-08-15
    days on market $409,297 Active 26 DOM
35. 2026-08-14
    days on market $409,297 Active 25 DOM
36. 2026-08-13
    days on market $409,297 Active 24 DOM
37. 2026-08-12
    days on market $409,297 Active 23 DOM
38. 2026-08-11
    days on market $409,297 Active 22 DOM
39. 2026-08-10
    days on market $409,297 Active 21 DOM
40. 2026-08-09
    days on market $409,297 Active 20 DOM
41. 2026-08-08
    days on market $409,297 Active 19 DOM
42. 2026-08-07
    days on market $409,297 Active 18 DOM
43. 2026-08-06
    days on market $409,297 Active 17 DOM
44. 2026-08-05
    days on market $409,297 Active 16 DOM
45. 2026-08-04
    days on market $409,297 Active 15 DOM
46. 2026-08-03
    days on market $409,297 Active 14 DOM
47. 2026-07-31
    days on market $409,297 Active 11 DOM
48. 2026-07-29
    days on market $409,297 Active 9 DOM
49. 2026-07-27
    days on market $409,297 Active 7 DOM
50. 2026-07-25
    days on market $409,297 Active 5 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 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,201
• − Mortgage interest: −$21,527
• − Property taxes: −$5,764
• − Insurance: −$1,921
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$3,756
• − Depreciation: −$11,180
• Taxable loss: −$17,939
• Est. tax savings @ 24.0%: +$4,305
• After-tax cash flow: $-6,671/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 · 1 photo

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout with a flex space, open-concept living area, and a tranquil owner's suite. Updates to enhance curb appeal and interior aesthetics would significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

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): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 42% 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 (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

Property features AI

Finance

• Other: Developer brochure provided for lot dimensionsTotal area listed as 2,391
• HOA & community: Mandatory HOAHOA fee $530 quarterlyMaster HOA fee $408 quarterlyOne-time other fee $6,071Total annual recurring fees $3,752Maintenance includes internet/WiFi, lawn/land maintenance, recreation facilities, street lightsCommunity amenities include clubhouse, community pool, exercise room, tennis, pickleball, basketball, shuffleboard, bike/jog paths, dog park, fishing pier, community parks, community boat dock and ramp, electric vehicle charging, beauty salon, community room, sidewalks, streetlights, underground utilitiesCommunity type: Non-gatedManagement: Developer

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Central waterCentral sewerElectric service (central)
• Home design: Single-family home2-story, traditional designRear exposure faces northLocated in Babcock Ranch (Sabal Glen at Midtown)
• Construction: Concrete block constructionBuilt in 2026
• Exterior features: Shingle roofStucco exterior finishSingle-hung and sliding windowsManual shuttersLandscaped area and preserve viewsIrrigation connected to lake/canal and reclaimed waterRegular lotRestrictions: Architectural, Deeded, No Commercial, No RV

Interior

• Kitchen: DishwasherDisposalFreezerMicrowaveRangeRefrigerator/ice makerSelf-cleaning ovenBreakfast barEat-in kitchenDining (living) areaPantry
• Bedrooms: 4 bedroomsMaster bedroom upstairs
• Flooring: CarpetTile
• Bathrooms: 3 full bathroomsMaster bathroom with shower (no tub)
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: High speed internet availablePantrySmoke detectorsWalk-in closetWindow coveringsGreat roomGuest roomGuest bathLoftScreened lanai/porchUnfurnished
• Laundry & utility: WasherDryerLaundry in residenceAuto garage door

Price history

+2.5% since first listed

4 events — show timeline

• 2026-07-20 Listed $409,297 NAPLESMLS
• 2026-07-11 Price Changed $409,297 Zillow
• 2026-06-06 Price Changed $420,297 Zillow
• 2026-05-09 Listed $399,297 Zillow