13425 Turnleaf Blvd · Punta Gorda, FL 33955

$299,990

4 bd · 2.5 ba · 2,002 sqft · Land · 93 Days on market

Built 2026 653 sqft lot $23/mo HOA · 1% of rent ↓ 9% since listing

---

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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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 MLS

Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

Key facts

• Gourmet kitchen
• Covered lanai
• Center island

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• CENTER ISLAND
• WALK-IN PANTRY
• COVERED LANAI

Property features AI

Finance

• Other: Home warranty provided; Permit number 2026-169; CDD present
• Financial info: Other annual assessment amount $1,947; Total monthly HOA amount $264 / Total annual HOA fees $3,168; No lease restrictions indicated
• HOA & community: HOA managed by First Service Residential; Monthly HOA fee $264 (includes pool, internet, maintenance of grounds, private road, escrow reserves fund); Association amenities: clubhouse, fitness center, park, playground, pool, pickleball courts, community mailbox; fence restrictions; Pets allowed; Deed restrictions; Golf carts allowed; Sidewalks and street lights

Exterior

• Parking: Attached 2-car garage (18 x 20); Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer / sewer connected; Electricity connected; Cable available; Fiber optics available; Fire hydrant; Water available; Sprinkler recycled
• Home design: Single family residence; Residential property; Two levels; North-facing
• Construction: Block, cement siding, stucco, and frame construction; Shingle roof; Slab foundation; New construction; Built by DREAM FINDERS HOMES (Model: Salerno)
• Exterior features: Covered patio; Patio; Rear porch; Hurricane shutters; Exterior lighting; Sidewalk; Sliding doors; Irrigation equipment; Cleared lot; Paved surfaces

Interior

• Kitchen: Built-in oven; Range; Microwave; Dishwasher; Disposal; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms; Loft (additional room)
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Double pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,220/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $9k 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 93 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $272,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.07% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-8,350
• Equity at exit: $44,729

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $44,431
• Equity at exit: $25,938

Cash invested: $83,997 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,220 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$125
• HOA: −$23
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $633

Break-even live

Break-even rent $2,419

Max offer price $299,990

Occupancy floor 75%

Sensitivity live

Price	-10% $803	-5% $718	+0% $633	+5% $548	+10% $463
Rent	-10% $379	-5% $506	+0% $633	+5% $760	+10% $887
Rate	-1.0pp $784	-0.5pp $709	base $633	+0.5pp $555	+1.0pp $476

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	14d	1	0.24mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	22d	1	0.63mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.09mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	22d	1	1.14mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	22d	1	1.24mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	22d	1	1.24mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	22d	1	1.24mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	22d	1	1.29mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	22d	1	1.41mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	22d	1	1.42mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	22d	2	1.43mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	22d	3	1.45mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 9 events

1. 2026-06-18
   pricedays on marketlisting id $299,990 Pending 93 DOM
2. 2026-05-15
   status Pending 603-char remark

   Show marketing remark (603 chars)

   Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

3. 2026-05-15
   status Pending

   Show marketing remark (603 chars)

   Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

4. 2026-04-15
   price $289,990
5. 2026-02-15
   price $299,990

   Show marketing remark (603 chars)

   Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

6. 2026-02-15
   price $299,990 603-char remark

   Show marketing remark (603 chars)

   Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

7. 2026-02-11
   listed $329,990 Active 603-char remark

   Show marketing remark (603 chars)

   Welcome to the Salerno floorplan offers 2,002 square feet of thoughtfully designed living space across two stories. This home features 4 bedrooms, 2.5 bathrooms, and a spacious 2-car garage. The first floor includes an open-concept layout with a large family room, dining area, and gourmet kitchen complete with a center island and walk-in pantry. The primary bedroom is conveniently located on the first floor and features a luxurious bath with dual vanities and a walk-in closet. Upstairs, you’ll find three additional bedrooms and a full bath. A covered lanai extends the living space outdoors.

8. 2026-02-04
   price $329,990
9. 2026-02-01
   listed $319,990 Active

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,490 · $207/mo
• Expected delta: +$210/yr (+$18/mo · 9.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $38,645
• − Mortgage interest: −$16,804
• − Property taxes: −$2,280
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − HOA: −$276
• − Depreciation: −$8,727
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $6,905/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

Price history

-9.4% since first listed

8 events — show timeline

• 2026-05-15 Pending — FORTMLS
• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $299,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-15 Price Changed $299,990 FORTMLS
• 2026-02-11 Listed $329,990 FORTMLS
• 2026-02-04 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $319,990 Stellar MLS as Distributed by MLS Grid