13485 Turnleaf Blvd · Punta Gorda, FL 33955

$349,990

4 bd · 2.5 ba · 2,103 sqft · Land · 7 Days on market

Built 2025 5,588 sqft lot $274/mo HOA · 9% of rent

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Under Construction. Spacious 4-bedroom, 2.5-Bath home located in Punta Gorda’s newest resort-style, low-maintenance community, Turnleaf. This open-concept two-story home features a modern kitchen with modern grey shaker-style cabinetry and white quartz countertops, complemented by a white subway tile backsplash. Wood-look laminate flooring throughout the entry, Kitchen, dining, stairs, and great room. Oversized sliding glass door leads to your covered lanai and backyard oasis. The second story features a spacious loft area, 3 secondary bedrooms and a modern bathroom equipped with a dual sink vanity. Conveniently located minutes from historic downtown Punta Gorda, the

Key facts

• Spacious loft area
• Backyard oasis
• Covered lanai

Tags

• MODERN KITCHEN
• WHITE QUARTZ COUNTERTOPS
• OVERSIZED SLIDING GLASS DOOR
• COVERED LANAI
• BACKYARD OASIS
• SPACIOUS LOFT AREA

Property features AI

Finance

• Other: Home warranty provided
• Financial info: CDD: yes; Total annual fees $3,288
• HOA & community: HOA managed by First Service Residential; Monthly HOA fee of $274 (includes pool and grounds maintenance); Association amenities: cable TV, clubhouse, fitness center, park, playground, tennis courts; deed restrictions; community mailbox; sidewalks; pool; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single family residence; Two levels; Under construction (projected completion October 1, 2026); North-facing
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; New construction; Builder: DREAM FINDERS HOMES (Model: FLORENCE)
• Exterior features: Hurricane shutters; Exterior lighting; Sidewalk; Sliding doors; Irrigation equipment; Cleared lot; Paved lot; Lot dimensions approximately 40 x 133; Planned unit development

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Thermostat; Walk-in closets; Smoke detectors
• Laundry & utility: Laundry inside

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (8.5% below list).
• Recommended offer: $320k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 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: 1490 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,203/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $320,347 (8.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.1

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-51,202
• Equity at exit: $52,185

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-37,309
• Equity at exit: $30,261

Cash invested: $97,997 (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: 1490
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,203 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$146
• HOA: −$274
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $86

Break-even live

Break-even rent $3,095

Max offer price $349,990

Occupancy floor 92%

Sensitivity live

Price	-10% $284	-5% $185	+0% $86	+5% $-14	+10% $-113
Rent	-10% $-168	-5% $-41	+0% $86	+5% $212	+10% $339
Rate	-1.0pp $262	-0.5pp $175	base $86	+0.5pp $-5	+1.0pp $-97

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	15d	1	0.33mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	22d	1	0.75mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.00mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	22d	1	1.04mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	22d	1	1.14mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	22d	1	1.15mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	22d	1	1.17mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	22d	1	1.21mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	22d	1	1.32mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	22d	2	1.32mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	22d	3	1.34mi

HOA detail

• Monthly dues: $274 · $3,288/yr

Listing history 6 events

1. 2026-06-22
   days on market $349,990 Active 7 DOM
2. 2026-06-18
   days on market $349,990 Active 4 DOM
3. 2026-06-17
   days on market $349,990 Active 3 DOM
4. 2026-06-16
   days on market $349,990 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $349,990 Active 1 DOM

ⓘ 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: $2,905 · $242/mo
• Expected delta: +$625/yr (+$52/mo · 27.4%)

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

Taxation est. · year 1

• Rental income: $38,442
• − Mortgage interest: −$19,605
• − Property taxes: −$2,280
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − HOA: −$3,288
• − Depreciation: −$10,182
• Taxable loss: −$4,813
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $2,181/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
• 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

1 event — show timeline

• 2026-06-14 Listed $349,990 Stellar MLS as Distributed by MLS Grid