14141 Heritage Landing Blvd #921 · Punta Gorda, FL 33955

$270,000

2 bd · 2.0 ba · 1,407 sqft · Condo public records · 64 Days on market

Built 2023 Good condition $706/mo HOA · 29% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.6/10.0
• Cash flow +4.2/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your slice of paradise in Heritage Landing Golf & Country Club in Punta Gorda! This beautiful 3-bedroom, 2-bath end-unit condo offers 1,301 sq ft. of comfortable, modern living with extra privacy and natural light that only an end unit can provide. Step inside to discover a thoughtfully designed interior featuring stylish gray tile laid on the diagonal, creating a clean, neutral, and sophisticated backdrop for any décor. The kitchen and bathrooms are enhanced with elegant quartz countertops, complemented by sleek stainless-steel appliances that bring both beauty and functionality to the heart of the home. Impact-resistant windows not only provide added security and p

Key facts

• Serene pond
• $706 HOA
• Parking

Tags

• ELEGANT QUARTZ COUNTERTOPS
• IMPACT RESISTANT WINDOWS
• PRIVATE SCREENED LANAI
• SERENE POND
• RESORT STYLE AMENITIES
• SIX HAR TRU TENNIS COURTS

Property features AI

Finance

• Other: CDD present; Irrigation equipment included
• Financial info: Total annual HOA/association fees shown as $8,480 (total monthly fees $706.67); Lease restrictions apply
• HOA & community: Has HOA (Icon Management; Heritage Landing Golf and Country Club); Quarterly association fees (primary fee $1,370 quarterly; additional assoc. fee $750 quarterly); Monthly condo fee shown as $457; Association fees cover guard service, pool, reserves, insurance, building & grounds maintenance, management, recreational facilities, security, sewer, trash and water; Community features include clubhouse, fitness center, pool, tennis courts, golf, community mailbox, sidewalks, deed restrictions, and buyer approval required; Pets allowed with restrictions (breed, number and size limits)

Exterior

• Parking: Covered parking; Guest parking; 1-car carport
• Security: 24-hour guard (community amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable available
• Home design: Condominium; One-level unit in a 4-story building; Unit faces southeast; Built by Lennar (Carolina model)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building number 9
• Exterior features: Lighting; Sidewalks; Sliding doors; Storage; Tennis courts; Irrigation (reclaimed water)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Elevator in building; Open floor plan; Programmable thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer included; Indoor laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (10.4% below list).
• Recommended offer: $140k (48.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 33 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).
• This rent runs 38% 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 $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 64 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $139,890 (48.2% 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 64 days. Have you received any prior offers? Is the seller open to a 48% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.69%
• DSCR: 0.48
• GRM: 9.3

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: -37.4%
• Equity multiple: -0.19×
• Total profit: $-90,144
• Equity at exit: $40,258

10-year hold

• IRR: -52.0%
• Equity multiple: -0.81×
• Total profit: $-136,799
• 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 33955

• Home prices YoY: -24.5%
• Active inventory: 1481
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$413 /mo · $4,961/yr
• Insurance: −$112
• HOA: −$706
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-737

Break-even live

Break-even rent $3,352

Max offer price $139,890

Occupancy floor —

Sensitivity live

Price	-10% $-584	-5% $-660	+0% $-737	+5% $-813	+10% $-889
Rent	-10% $-928	-5% $-832	+0% $-737	+5% $-641	+10% $-545
Rate	-1.0pp $-601	-0.5pp $-668	base $-737	+0.5pp $-806	+1.0pp $-878

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	0.03mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	0.03mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	0.08mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	0.09mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	0.13mi
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	0.14mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	21d	1	0.17mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	0.21mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	0.21mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	21d	1	0.23mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	21d	2	0.23mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	0.25mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	21d	2	0.27mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	21d	1	0.31mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.32mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	0.33mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$4,000	$3.07	21d	3	0.35mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	0.37mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$4,000	$3.12	21d	2	0.39mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	21d	1	0.40mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	0.41mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	0.41mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	0.43mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	0.45mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.48mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	14d	1	0.48mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.48mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.51mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.52mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	0.57mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	0.60mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	0.61mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	0.67mi

HOA detail condo

• Monthly dues: $706 · $8,472/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $270,000 Active 64 DOM
2. 2026-06-17
   days on market $270,000 Active 63 DOM
3. 2026-06-16
   days on market $270,000 Active 62 DOM
4. 2026-06-15
   days on market $270,000 Active 61 DOM
5. 2026-06-14
   days on market $270,000 Active 59 DOM
6. 2026-06-13
   days on market $270,000 Active 58 DOM
7. 2026-06-10
   days on market $270,000 Active 56 DOM
8. 2026-06-09
   days on market $270,000 Active 55 DOM
9. 2026-06-08
   days on market $270,000 Active 54 DOM
10. 2026-06-07
    days on market $270,000 Active 53 DOM
11. 2026-06-05
    days on market $270,000 Active 50 DOM
12. 2026-06-03
    days on market $270,000 Active 49 DOM
13. 2026-06-02
    days on market $270,000 Active 48 DOM
14. 2026-06-01
    days on market $270,000 Active 47 DOM
15. 2026-05-31
    days on market $270,000 Active 46 DOM
16. 2026-05-30
    days on market $270,000 Active 45 DOM
17. 2026-04-15
    listed $270,000 Active
18. 2026-04-08
    historical
19. 2026-01-12
    status Active
20. 2026-01-12
    price $270,000
21. 2026-01-09
    historical
22. 2025-10-20
    price $275,000
23. 2025-09-19
    status Active
24. 2025-09-19
    price $305,000
25. 2025-09-10
    historical $1,995
26. 2025-09-03
    historical
27. 2025-06-25
    listed $325,000 Active
28. 2025-06-03
    price $1,995
29. 2025-06-02
    listed $1,950
30. 2024-05-25
    historical $1,995
31. 2024-03-16
    price $1,995
32. 2024-02-19
    price $2,275
33. 2024-02-15
    price $2,300
34. 2024-02-07
    price $2,350
35. 2024-01-14
    listed $2,400

ⓘ 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: $4,961 · $413/mo
• Projected year-2 tax: $4,961 · $413/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,033
• − Mortgage interest: −$15,124
• − Property taxes: −$4,961
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$8,472
• − Depreciation: −$7,855
• Taxable loss: −$13,374
• Est. tax savings @ 24.0%: +$3,210
• After-tax cash flow: $-5,628/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 Cosmetic rehab

This end-unit condo in Heritage Landing Golf & Country Club is in excellent condition with modern finishes and a beautiful view. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value for potential buyers.
• Resale Upgrading the bathroom fixtures — Modernizes the bathrooms and adds value for potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value for potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modernizes the bathrooms and adds value for potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+11150.0% since first listed

19 events — show timeline

• 2026-04-15 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Rental Removed $1,995 STELLARMLS
• 2025-09-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Price Changed $1,995 STELLARMLS
• 2025-06-02 Listed for Rent $1,950 STELLARMLS
• 2024-05-25 Rental Removed $1,995 STELLARMLS
• 2024-03-16 Price Changed $1,995 STELLARMLS
• 2024-02-19 Price Changed $2,275 STELLARMLS
• 2024-02-15 Price Changed $2,300 STELLARMLS
• 2024-02-07 Price Changed $2,350 STELLARMLS
• 2024-01-14 Listed for Rent $2,400 STELLARMLS

Property tax history

-5.9%/yr

Latest (2025): $4,961 · -5.9% YoY. Source: county tax records.