26357 Trinilas Dr · Harbour Heights, FL 33983

$270,000

4 bd · 3.0 ba · 3,066 sqft · SingleFamily public records · 140 Days on market

Built 2019 0.33 ac lot Est $408k · 34% under $9/mo HOA

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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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. 4-bedroom, 3-bath home with over 3,000 sq. ft. in the Deep Creek area of Punta Gorda Isles. Built in 2019 and located on a quiet cul-de-sac lot, this property offers a modern layout, large eat-in kitchen with island, spacious bathrooms, and an oversized 2-car garage. Situated in a non-flood zone with no flood insurance required, low HOA, and no CDD. Some light TLC needed. Large backyard with room for a pool or outdoor living. Convenient to schools, medical facilities, and shopping. Easy to show.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 2019

Property features AI

Finance

• Other: Lot approximately 0.33 acres (1/4 to less than 1/2 acre); Living area approximately 3,066 (public records); Total building area approximately 3,824; Zoning: RSF3.5; No waterfront or water access; Association fee required
• HOA & community: Monthly HOA fee of $9 (association: Alexa Rice); Pets allowed with breed restrictions

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single Family Residence; One story; Northeast facing; Residential property
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; Concrete road surface

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,992/mo this rent would consume 50% of the median local household income ($72k/yr) (locally 342% 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 $2k of loan paydown is wiped out by about $8k 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 140 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $80k (23%) 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; major 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $407,778
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26467 Valparaiso Dr	0.34mi	4/3.0	3,049 (-1%)	8mo	$405,000	$133	76
24 Bariloche Dr	0.13mi	4/2.5	3,521 (+15%)	6mo	$367,000	$104	63

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-35,199
• Equity at exit: $40,258

10-year hold

• IRR: -10.7%
• Equity multiple: 0.45×
• Total profit: $-41,718
• Equity at exit: $23,345

Cash invested: $75,600 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,992 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$557 /mo · $6,688/yr
• Insurance: −$112
• HOA: −$9
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $269

Break-even live

Break-even rent $2,652

Max offer price $270,000

Occupancy floor 86%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Vitorio St Punta Gorda, FL	3.0	2.0	2600	$2,650	$1.02	21d	1	0.57mi
25748 Deep Creek Blvd Punta Gorda, FL	3.0	2.0	2195	$2,300	$1.05	13d	1	0.59mi
26577 Barranquilla Ave Punta Gorda, FL	3.0	2.5	2141	$2,650	$1.24	13d	1	0.64mi
27406 Tierra del Fuego Cir Punta Gorda, FL	4.0	3.5	3051	$5,500	$1.80	13d	1	0.79mi
27065 Formosa Dr Punta Gorda, FL	3.0	2.5	2327	$2,216	$0.95	13d	1	0.81mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	13d	1	1.44mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: pool

Listing history 43 events

1. 2026-06-18
   days on market $270,000 Active 140 DOM
2. 2026-06-17
   days on market $270,000 Active 139 DOM
3. 2026-06-16
   days on market $270,000 Active 138 DOM
4. 2026-06-15
   days on market $270,000 Active 137 DOM
5. 2026-06-14
   days on market $270,000 Active 135 DOM
6. 2026-06-13
   days on market $270,000 Active 134 DOM
7. 2026-06-10
   days on market $270,000 Active 132 DOM
8. 2026-06-09
   days on market $270,000 Active 131 DOM
9. 2026-06-08
   days on market $270,000 Active 130 DOM
10. 2026-06-05
    days on market $270,000 Active 126 DOM
11. 2026-06-03
    days on market $270,000 Active 125 DOM
12. 2026-06-02
    days on market $270,000 Active 124 DOM
13. 2026-06-01
    days on market $270,000 Active 123 DOM
14. 2026-05-31
    days on market $270,000 Active 122 DOM
15. 2026-05-30
    days on market $270,000 Active 121 DOM
16. 2026-05-04
    price $280,000
17. 2026-04-17
    price $290,000
18. 2026-04-01
    price $300,000
19. 2026-03-18
    price $310,000
20. 2026-03-04
    price $320,000
21. 2026-02-16
    price $335,000
22. 2026-01-29
    status Active
23. 2026-01-12
    listed $350,000 Active
24. 2025-07-11
    historical
25. 2025-05-16
    price $403,000
26. 2025-05-15
    price $404,000
27. 2025-05-08
    price $409,000
28. 2025-05-06
    price $412,000
29. 2025-05-02
    price $419,000
30. 2025-04-28
    price $423,000
31. 2025-04-24
    price $425,000
32. 2025-04-23
    price $429,000
33. 2025-04-21
    price $437,000
34. 2025-04-18
    price $439,000
35. 2025-04-11
    price $448,000
36. 2025-04-09
    listed $449,000 Active
37. 2024-08-26
    historical
38. 2024-02-26
    listed $479,000 Active
39. 2020-03-30
    soldstatus $301,700 Sold
40. 2019-03-06
    listed $294,200
41. 2019-03-06
    historical
42. 2018-01-02
    soldstatus $11,000
43. 2018-01-02
    soldstatus $13,500

ⓘ 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: $6,688 · $557/mo
• Projected year-2 tax: $6,688 · $557/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,906
• − Mortgage interest: −$15,124
• − Property taxes: −$6,688
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − HOA: −$108
• − Depreciation: −$7,855
• Taxable loss: −$964
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $3,460/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+2445.5% since first listed

28 events — show timeline

• 2026-05-04 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $290,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $403,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $404,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $409,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $412,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $419,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $423,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $425,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $429,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Price Changed $437,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Price Changed $439,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $448,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Listed $449,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-26 Listed $479,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-30 Sold (MLS) $301,700 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Listed $294,200 Stellar MLS as Distributed by MLS Grid
• 2018-01-02 Sold (Public Records) $13,500 Public Records
• 2018-01-02 Sold (Public Records) $11,000 Public Records

Property tax history

+30.0%/yr

Latest (2025): $6,688 · -3.2% YoY. Source: county tax records.