26627 Wilgrove Pl · Punta Gorda, FL 33955

$319,499

4 bd · 3.0 ba · 1,884 sqft · SingleFamily · 95 Days on market

Built 2026 Good condition 5,280 sqft lot 2-car garage $170/sqft · 6% below area Est $339k · 6% under $274/mo HOA · 10% 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 +10.2/15.0
• Cash flow +7.4/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this beautifully designed 1,884 square foot single-story home with a stunning preserve view and discover a thoughtful layout made for modern living. The welcoming foyer leads to two peaceful bedrooms and a convenient hall bath, while a third bedroom is tucked just around the corner for added privacy. At the heart of the home, a contemporary kitchen shines with designer-selected cabinetry, quartz countertops, and a full suite of stainless steel appliances, all seamlessly connecting to the dining area and spacious family room. Glass sliders open to a large covered patio-perfect for outdoor entertaining.

Key facts

• Walk-in closet
• Large covered patio
• Modern kitchen

Tags

• MODERN KITCHEN
• LARGE COVERED PATIO
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (18.2% below list).
• Recommended offer: $259k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.4% 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: 2074 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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).
• This rent runs 41% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $10k 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 95 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,213 (18.9% 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 95 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.82% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 10.2

CMA / ARV

• ARV (median comp): $339,499
• List price: $319,499
• Delta: -5.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13314 Grassmere Ct	0.07mi	4/3.0	1,933 (+3%)	0mo	$424,499	$220	92
26628 Wilgrove Pl	0.02mi	5/2.5 (+1)	2,112 (+12%)	0mo	$269,499	$128	72
13470 Turnleaf Blvd	0.21mi	4/3.0	2,111 (+12%)	0mo	$339,990	$161	70
13050 Camelot Ln	0.19mi	3/2.0 (-1)	2,011 (+7%)	2mo	$422,906	$210	70
13491 Turnleaf Blvd	0.24mi	4/2.5	2,103 (+12%)	0mo	$312,000	$148	67
13204 Turnleaf Blvd	0.12mi	5/2.5 (+1)	2,112 (+12%)	1mo	$280,000	$133	66
26239 Coral Lakes Dr	0.55mi	4/2.0	1,828 (-3%)	1mo	$314,999	$172	64
26227 Coral Lakes Dr	0.56mi	4/2.0	1,828 (-3%)	1mo	$304,999	$167	64
26296 Coral Lakes Dr	0.49mi	3/2.0 (-1)	1,816 (-4%)	1mo	$340,000	$187	62
13455 Turnleaf Blvd	0.22mi	3/2.0 (-1)	1,657 (-12%)	1mo	$279,990	$169	60
12769 Seagrass Dr	0.67mi	3/2.0 (-1)	1,816 (-4%)	1mo	$352,000	$194	53
26230 Sacred Lotus Ln	0.57mi	3/2.0 (-1)	1,614 (-14%)	2mo	$287,000	$178	39

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-78,100
• Equity at exit: $47,638

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-101,332
• Equity at exit: $27,624

Cash invested: $89,460 (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: 79 active · 46 under contract
• Months of supply: 9.3 mo (11%/mo absorbed)
• Median asking: $349,990 ($181/sqft)
• Median days on market: 111 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: -0.5% 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: 2074
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$274
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-417

Break-even live

Break-even rent $3,142

Max offer price $259,213

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-306	+0% $-417	+5% $-527	+10% $-637
Rent	-10% $-623	-5% $-520	+0% $-417	+5% $-313	+10% $-210
Rate	-1.0pp $-256	-0.5pp $-335	base $-417	+0.5pp $-499	+1.0pp $-584

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: $79,875
• Closing costs: $9,585
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	154d	1	0.07mi
26593 Jasper Way Punta Gorda, FL	5.0	3.0	2112	$2,195	$1.04	0d	1	0.08mi
26593 Jasper Way Punta Gorda, FL	5.0	3.0	2112	$2,395	$1.13	41d	1	0.08mi
13452 Turnleaf Blvd Punta Gorda, FL	4.0	3.0	2111	$2,350	$1.11	10d	1	0.19mi
13458 Turnleaf Blvd Punta Gorda, FL	4.0	3.0	2519	$2,500	$0.99	10d	1	0.20mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	162d	1	0.52mi
27463 Chinquapin Dr Punta Gorda, FL	3.0	2.0	1246	$4,200	$3.37	51d	1	1.19mi
27463 Chinquapin Dr Punta Gorda, FL	3.0	2.0	1246	$4,200	$3.37	10d	1	1.19mi
25228 Longmeadow Dr Punta Gorda, FL	3.0	2.0	2251	$9,000	$4.00	10d	1	1.28mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	162d	1	1.32mi
27601 Citation Ter Punta Gorda, FL	3.0	2.0	1300	$1,600	$1.23	10d	1	1.33mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	162d	1	1.38mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	10d	1	1.42mi
28072 Pasadena Dr Punta Gorda, FL	3.0	2.0	2008	$1,995	$0.99	10d	1	1.43mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	6d	1	1.43mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	162d	1	1.43mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	162d	1	1.44mi
13055 Apache Dr Punta Gorda, FL	3.0	2.0	1300	$1,600	$1.23	10d	1	1.47mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	10d	1	1.49mi

Property features AI

Finance

• Financial info: List price $339,499

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (spec construction)Plan name: Bartik
• Exterior features: Living area approximately 1,884

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec-built Bartik planActive listing

Listing history 50 events

1. 2026-10-12
   days on market $319,499 Active 95 DOM
2. 2026-10-11
   days on market $319,499 Active 94 DOM
3. 2026-10-10
   days on market $319,499 Active 93 DOM
4. 2026-10-09
   days on market $319,499 Active 92 DOM
5. 2026-10-08
   days on market $319,499 Active 91 DOM
6. 2026-10-07
   days on market $319,499 Active 90 DOM
7. 2026-10-06
   days on market $319,499 Active 89 DOM
8. 2026-10-05
   days on market $319,499 Active 88 DOM
9. 2026-10-04
   days on market $319,499 Active 87 DOM
10. 2026-10-03
    days on market $319,499 Active 86 DOM
11. 2026-10-02
    days on market $319,499 Active 85 DOM
12. 2026-10-01
    days on market $319,499 Active 84 DOM
13. 2026-09-30
    days on market $319,499 Active 83 DOM
14. 2026-09-29
    days on market $319,499 Active 82 DOM
15. 2026-09-28
    days on market $319,499 Active 81 DOM
16. 2026-09-27
    days on market $319,499 Active 80 DOM
17. 2026-09-26
    days on market $319,499 Active 79 DOM
18. 2026-09-25
    days on market $319,499 Active 78 DOM
19. 2026-09-24
    days on market $319,499 Active 77 DOM
20. 2026-09-24
    days on market $319,499 Active 76 DOM
21. 2026-09-22
    days on market $319,499 Active 75 DOM
22. 2026-09-21
    days on market $319,499 Active 74 DOM
23. 2026-09-20
    days on market $319,499 Active 73 DOM
24. 2026-09-19
    days on market $319,499 Active 72 DOM
25. 2026-09-18
    days on market $319,499 Active 71 DOM
26. 2026-09-17
    days on market $319,499 Active 70 DOM
27. 2026-09-16
    days on market $319,499 Active 69 DOM
28. 2026-09-15
    days on market $319,499 Active 68 DOM
29. 2026-09-14
    days on market $319,499 Active 67 DOM
30. 2026-09-13
    days on market $319,499 Active 66 DOM
31. 2026-09-12
    days on market $319,499 Active 65 DOM
32. 2026-09-11
    days on market $319,499 Active 64 DOM
33. 2026-09-05
    days on market $319,499 Active 58 DOM
34. 2026-09-04
    days on market $319,499 Active 57 DOM
35. 2026-09-03
    days on market $319,499 Active 56 DOM
36. 2026-08-31
    days on market $319,499 Active 53 DOM
37. 2026-08-30
    days on market $319,499 Active 52 DOM
38. 2026-08-29
    days on market $319,499 Active 51 DOM
39. 2026-08-28
    days on market $319,499 Active 50 DOM
40. 2026-08-27
    days on market $319,499 Active 49 DOM
41. 2026-08-26
    days on market $319,499 Active 48 DOM
42. 2026-08-25
    days on market $319,499 Active 47 DOM
43. 2026-08-24
    days on market $319,499 Active 46 DOM
44. 2026-08-23
    days on market $319,499 Active 45 DOM
45. 2026-08-22
    days on market $319,499 Active 44 DOM
46. 2026-08-21
    days on market $319,499 Active 43 DOM
47. 2026-08-20
    days on market $319,499 Active 42 DOM
48. 2026-08-19
    days on market $319,499 Active 41 DOM
49. 2026-08-18
    days on market $319,499 Active 40 DOM
50. 2026-08-17
    days on market $319,499 Active 39 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: $31,373
• − Mortgage interest: −$17,897
• − Property taxes: −$4,792
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − HOA: −$3,288
• − Depreciation: −$9,295
• Taxable loss: −$10,516
• Est. tax savings @ 24.0%: +$2,524
• After-tax cash flow: $-2,476/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 · 12 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a modern design and well-maintained exterior. It offers a spacious layout with a kitchen, two bathrooms, and a large covered patio. The home is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Replacing old tile with a more modern material can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can attract more buyers and renters ↑
• Both Adding smart home features — Smart home technology can increase the home's appeal and value ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more buyers ↑

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

---

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%
• 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

Property features AI

Finance

• Financial info: List price $339,499

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (spec construction)Plan name: Bartik
• Exterior features: Living area approximately 1,884

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec-built Bartik planActive listing