13473 Turnleaf Blvd · Punta Gorda, FL 33955

$349,990

3 bd · 2.0 ba · 1,657 sqft · SingleFamily · 7 Days on market

Built 2026 5,638 sqft lot Est $290k · 21% over $274/mo HOA · 5% of rent

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

Listing remarks

Virtually Staged. Under Construction. Spacious 3-bedroom, 2-Bath home located in Punta Gorda’s newest Resort Style, low-maintenance community, Turnleaf. This open-concept one-story home features a modern kitchen with natural wood-tone shaker-style cabinetry and white quartz countertops, complemented by a white subway tile backsplash. Natural tone ceramic tile flooring throughout the entry, Kitchen, dining and great room. Oversized sliding glass door leads to your covered lanai and backyard oasis. Two oversized guests bedrooms are tucked away into a more private guest quarters. Conveniently located minutes from historic downtown Punta Gorda, the area’s finest marinas, the area&rs

Key facts

• Modern kitchen
• 5,638 sq ft lot
• 2 garage spots

Tags

• MODERN KITCHEN
• NATURAL WOOD-TONE CABINETRY
• WHITE QUARTZ COUNTERTOPS
• WHITE SUBWAY TILE BACKSPLASH
• CERAMIC TILE FLOORING
• OVERSIZED SLIDING GLASS DOOR

Property features AI

Finance

• Financial info: List price $364,258

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family property (spec / new construction); Plan name: Turin
• Exterior features: Living area of 1,657

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Turin plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Cap rate 11.3% 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; 13 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 $5,267/mo this rent would consume 82% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $349,990

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. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $289,975
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26587 Jasper Way	0.15mi	3/2.0	1,429 (-14%)	3mo	$249,499	$175	67
26598 Wilgrove Pl	0.19mi	3/2.0	1,432 (-14%)	4mo	$249,499	$174	65
26200 Sacred Lotus Ln	0.64mi	3/2.0	1,614 (-3%)	1mo	$277,500	$172	65
13162 Turnleaf Blvd	0.40mi	3/2.0	1,429 (-14%)	1mo	$249,499	$175	58
26925 Lark Ct	0.72mi	2/2.0 (-1)	1,723 (+4%)	2mo	$329,990	$192	53

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $37,042
• Equity at exit: $52,185

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $153,668
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $5,267 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$274
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $1,468

Break-even live

Break-even rent $3,408

Max offer price $349,990

Occupancy floor 67%

Sensitivity live

Price	-10% $1,710	-5% $1,589	+0% $1,468	+5% $1,347	+10% $1,226
Rent	-10% $1,052	-5% $1,260	+0% $1,468	+5% $1,676	+10% $1,884
Rate	-1.0pp $1,644	-0.5pp $1,557	base $1,468	+0.5pp $1,377	+1.0pp $1,285

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 13 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	0.28mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	22d	1	1.19mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	22d	1	1.20mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	1.34mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	22d	1	1.37mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	22d	2	1.37mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	22d	1	1.39mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	22d	3	1.40mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	22d	2	1.45mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	22d	1	1.46mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	22d	2	1.48mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	22d	1	1.48mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	22d	1	1.48mi

HOA detail

• Monthly dues: $274 · $3,288/yr

Listing history 8 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 687-char remark
6. 2026-06-15
   listing id $349,990 Active 1 DOM
7. 2026-06-14
   remarks 656-char remark
8. 2026-06-14
   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.

Taxation est. · year 1

• Rental income: $63,203
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,056
• − Management: −$5,056
• − HOA: −$3,288
• − Depreciation: −$10,182
• Taxable income: $13,016
• Est. tax owed @ 24.0%: −$3,124
• After-tax cash flow: $14,494/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