43040 Greenway Blvd #536 · Punta Gorda, FL 33982

$245,000

2 bd · 2.0 ba · 1,198 sqft · Condo public records · 81 Days on market

Built 2022 Excellent condition $205/sqft · at area comps Est $246k · at est. $1050/mo HOA · 49% of rent ↓ 32% since listing

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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 +7.6/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Appreciation +2.4/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

$40K Less than Brand NEW! GOLF BUNDLED | MILLION-DOLLAR VIEW | 100% TURNKEY Welcome to your slice of paradise in Babcock National! This isn't just a condo; it’s a lifestyle ready for you to move in TODAY or start generating rental income immediately. The View Everyone Raves About Perched on the 3rd floor, this unit sits right on the 10th hole with a breathtaking, unobstructed view of Lake Babcock—the largest lake in the Ranch. There’s a reason renters book this unit year after year; those sunset views are truly one in a million. Designer Upgrades Throughout Skip the "builder grade" look. This home has been thoughtfully remodeled and professionally curated: Custom Board & Batten and elegant chair rails throughout. Fresh, modern paint and a stylish new tile backsplash in the kitchen. New pendant lighting over the island for that perfect glow. Fully Furnished with brand-new pieces—just bring your toothbrush! Live in the Future Located in the #4 Master Planned Community in the country! Experience life in the first solar-powered town in the U. S. A. Plus, enjoy a golf cart-friendly lifestyle where the entire community is connected and accessible. The Golf Bundle & Lifestyle This property includes the highly coveted Golf Bundle Membership, giving you immediate access to the greens. No Waiting, No Construction Noise Unlike newer sections of the Ranch, Babcock National is complete. All amenities are finished and operational. No construction traffic or dust—just peace and quiet. Location Score: Situated just half a mile from Hwy 31. While other neighborhoods can take 15 minutes just to exit the Ranch, you’re on the road and on your way in seconds! World-Class Amenities (A Year-Round Vacation): Dining: Enjoy a refined meal at The Enclave or a casual bite at the outdoor Watershed Grill. Wellness: Full-service spa (manis, pedis, & massages!), state-of-the-art gym, and saunas. Play: Championship golf, professional tennis, pickleball, and bocce courts. Relax: Resort-style pools, a dedicated fishing dock, and miles of scenic sidewalks. Whether you are looking for a savvy investment for the short-term rental market or your own personal retreat, opportunity is knocking. Lennar is selling this same condo for $225K, plus $54K for wood work and furniture, plus $20k for closing costs. Total: $299K.

Key facts

• Unobstructed view
• Designer upgrades
• Million dollar view

Tags

• MILLION DOLLAR VIEW
• UNOBSTRUCTED VIEW
• DESIGNER UPGRADES
• FULLY FURNISHED
• SOLAR POWERED TOWN
• GOLF CART FRIENDLY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (61.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (12.0% below list).
• Recommended offer: $95k (61.4% below list) — sets the bar for cash-flow.
• Cap rate 0.6% vs local median 3.4% in Punta Gorda — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Rents rising fast (+4.1%/yr); 1264 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/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 $7k 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 81 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,647 (61.4% 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 81 days. Have you received any prior offers? Is the seller open to a 61% 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: 0.88% ✗
• Cap rate: 0.58%
• Cash-on-cash: -20.40%
• DSCR: 0.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $245,511
• List price: $245,000
• Delta: -0.21%
• 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
43040 Greenway Blvd #514	0.01mi	2/2.0	1,194 (-0%)	1mo	$193,000	$162	98
43981 Boardwalk Loop #2244	0.10mi	2/2.0	1,154 (-4%)	1mo	$210,000	$182	88
43010 Greenway Blvd #233	0.14mi	2/2.0	1,154 (-4%)	1mo	$225,000	$195	86
43989 Boardwalk Loop #2043	0.29mi	2/2.0	1,154 (-4%)	2mo	$212,000	$184	79
16000 Grassland Ln #3124	0.30mi	2/2.0	1,366 (+14%)	2mo	$335,000	$245	61
15275 Green Acres Ave #325	1.36mi	2/2.0	1,154 (-4%)	0mo	$190,000	$165	59
15960 Grassland Ln #2725	0.35mi	2/2.0	1,366 (+14%)	2mo	$325,000	$238	59
42090 Edgewater Dr	1.30mi	2/2.0	1,237 (+3%)	2mo	$277,915	$225	58
15275 Green Acres Ave #332	1.37mi	2/2.0	1,154 (-4%)	1mo	$229,000	$198	58
15345 Green Acres Ave #2115	1.34mi	2/2.0	1,120 (-6%)	2mo	$197,000	$176	52
44500 Cable Creek Dr	1.25mi	3/2.0 (+1)	1,269 (+6%)	1mo	$274,995	$217	49
44499 Diamond Trl	1.29mi	3/2.0 (+1)	1,483 (+24%)	3mo	$314,416	$212	33

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 · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -55.0%
• Equity multiple: -0.61×
• Total profit: $-110,725
• Equity at exit: $36,530

10-year hold

• IRR: -94.5%
• Equity multiple: -1.60×
• Total profit: $-178,556
• Equity at exit: $21,183

Cash invested: $68,600 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33982

• Home prices YoY: -1.2%
• Rents YoY: 4.1%
• Active inventory: 1264
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$102
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-1,166

Break-even live

Break-even rent $3,633

Max offer price $94,647

Occupancy floor —

Sensitivity live

Price	-10% $-1,027	-5% $-1,097	+0% $-1,166	+5% $-1,235	+10% $-1,305
Rent	-10% $-1,336	-5% $-1,251	+0% $-1,166	+5% $-1,081	+10% $-996
Rate	-1.0pp $-1,043	-0.5pp $-1,104	base $-1,166	+0.5pp $-1,229	+1.0pp $-1,294

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: $61,250
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43030 Greenway Blvd Punta Gorda, FL	2.0	2.0	1184	$5,500	$4.65	62d	2	0.02mi
43040 Greenway Blvd #532 Punta Gorda, FL	2.0	2.0	1170	$6,000	$5.13	70d	1	0.03mi
43020 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1243	$2,500	$2.01	62d	7	0.08mi
43981 Boardwalk Loop #2232 Punta Gorda, FL	2.0	2.0	1154	$5,000	$4.33	70d	1	0.08mi
43981 Boardwalk Loop #2222 Punta Gorda, FL	2.0	2.0	1154	$4,900	$4.25	70d	1	0.08mi
43050 Greenway Blvd Punta Gorda, FL	2.0–3.0	2.0	1235	$2,950	$2.39	62d	2	0.08mi
43051 Greenway Blvd #822 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	70d	1	0.09mi
43031 Greenway Blvd #1014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	70d	1	0.10mi
43010 Greenway Blvd Punta Gorda, FL	2.0	2.0	1145	$6,300	$5.50	70d	2	0.11mi
43021 Greenway Blvd #1115 Punta Gorda, FL	2.0	2.0	1355	$2,600	$1.92	70d	1	0.12mi
43060 Greenway Blvd #731 Punta Gorda, FL	2.0	2.0	1301	$6,500	$5.00	70d	1	0.13mi
43060 Greenway Blvd #713 Punta Gorda, FL	2.0	2.0	1150	$5,400	$4.70	70d	1	0.13mi
43060 Greenway Blvd #742 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	70d	1	0.13mi
15980 Grassland Ln Punta Gorda, FL	2.0	2.0	1467	$6,625	$4.51	70d	2	0.15mi
15970 Grassland Ln Punta Gorda, FL	2.0	2.0	1476	$6,250	$4.23	70d	2	0.15mi
43011 Greenway Blvd #1225 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	70d	1	0.15mi
43000 Greenway Blvd Punta Gorda, FL	2.0	2.0	1159	$4,050	$3.49	62d	4	0.15mi
43997 Boardwalk Loop #1843 Punta Gorda, FL	2.0	2.0	1120	$1,599	$1.43	70d	1	0.17mi
43997 Boardwalk Loop #1832 Punta Gorda, FL	2.0	2.0	1154	$5,500	$4.77	70d	1	0.17mi
43997 Boardwalk Loop #1827 Punta Gorda, FL	2.0	2.0	1154	$5,400	$4.68	70d	1	0.17mi
43997 Boardwalk Loop #1821 Punta Gorda, FL	3.0	2.0	1301	$6,500	$5.00	70d	1	0.17mi
43993 Boardwalk Loop #1941 Punta Gorda, FL	2.0	2.0	1198	$4,500	$3.76	70d	1	0.23mi
43993 Boardwalk Loop #1913 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	70d	1	0.23mi
43996 Boardwalk Loop #1422 Punta Gorda, FL	2.0	2.0	1355	$5,500	$4.06	70d	1	0.27mi
43989 Boardwalk Loop #2041 Punta Gorda, FL	2.0	2.0	1154	$1,850	$1.60	70d	1	0.27mi
43989 Boardwalk Loop #2032 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	70d	1	0.27mi
43989 Boardwalk Loop #2042 Punta Gorda, FL	2.0	2.0	1120	$5,000	$4.46	70d	1	0.27mi
43989 Boardwalk Loop #2028 Punta Gorda, FL	3.0	2.0	1301	$5,500	$4.23	70d	1	0.27mi
43989 Boardwalk Loop #2024 Punta Gorda, FL	2.0	2.0	1120	$5,400	$4.82	70d	1	0.27mi
43977 Boardwalk Loop #2315 Punta Gorda, FL	2.0	2.0	1120	$4,500	$4.02	70d	1	0.27mi
43985 Boardwalk Loop #2141 Punta Gorda, FL	2.0	2.0	1198	$6,000	$5.01	70d	1	0.30mi
43985 Boardwalk Loop #2138 Punta Gorda, FL	3.0	2.0	1301	$1,975	$1.52	70d	1	0.30mi
16000 Grassland Ln #3127 Punta Gorda, FL	2.0	2.0	1355	$6,000	$4.43	70d	1	0.31mi
43984 Boardwalk Loop #1717 Punta Gorda, FL	2.0	2.0	1355	$7,500	$5.54	70d	1	0.32mi
15960 Grassland Ln #2714 Punta Gorda, FL	2.0	2.0	1366	$2,800	$2.05	70d	1	0.35mi
15960 Grassland Ln #2727 Punta Gorda, FL	2.0	2.0	1422	$6,000	$4.22	70d	1	0.35mi
15930 Grassland Ln #2412 Punta Gorda, FL	2.0	2.0	1355	$6,600	$4.87	70d	1	0.39mi
44458 Diamond Trl Punta Gorda, FL	3.0	2.0	1484	$2,500	$1.68	70d	1	1.26mi
15345 Green Acres Ave #2111 Punta Gorda, FL	3.0	2.0	1301	$4,795	$3.69	70d	1	1.32mi
15345 Green Acres Ave #2116 Punta Gorda, FL	2.0	2.0	1154	$1,900	$1.65	70d	1	1.32mi

Property features AI

Finance

• Other: Turnkey furnishedCDD presentIrrigation equipment included
• Financial info: Total monthly fees listed: $1,050.67 (total monthly)Total annual fees listed: $12,608
• HOA & community: Has HOA / association approval requiredMonthly HOA amount: $312.33Quarterly association fees (examples listed: $937 and $408)Condo fee example: $412 monthly (quarterly term); condo fees listed as $1,235Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis and pickleball courts, playground, trails, gated security, storage and moreCommunity features include dog park, golf, golf cart friendly, park, sidewalks, street lights and community restrictionsPets allowed with number limit

Exterior

• Parking: Carport (1 space)
• Security: Gated community with security gate24-hour guard (community amenity)
• Utilities: Public waterPublic sewerElectricity available and connectedSewer available and connectedWater available and connectedUnderground utilitiesSprinkler meter
• Home design: Condominium residenceOne-level unitFaces eastOn lakefront with lake view (100 ft frontage)Resort-style private pool and heated in-ground spa
• Construction: Stucco constructionTile roofSlab foundationBuilt by Lennar (model: Birkdale)
• Exterior features: Hurricane shuttersExterior lightingSidewalkSliding doorsStorageIrrigation system (reclaimed water and rainwater from ponds)

Interior

• Kitchen: CooktopDishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: LaminateTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air
• Interior features: Ceiling fansBlinds and drapesStorm windowsAccessible elevator installedFire alarm and smoke detectorsFire sprinkler system
• Laundry & utility: Washer and dryer (hookups)Electric dryer hookup

HOA detail $1,050/mo · $12,600/yr condo

• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $245,000 Active 81 DOM
2. 2026-08-07
   days on market $245,000 Active 80 DOM
3. 2026-08-06
   days on market $245,000 Active 79 DOM
4. 2026-08-05
   days on market $245,000 Active 78 DOM
5. 2026-08-04
   days on market $245,000 Active 77 DOM
6. 2026-08-03
   days on market $245,000 Active 76 DOM
7. 2026-07-31
   days on market $245,000 Active 73 DOM
8. 2026-07-29
   days on market $245,000 Active 71 DOM
9. 2026-07-27
   days on market $245,000 Active 69 DOM
10. 2026-07-25
    days on market $245,000 Active 67 DOM
11. 2026-07-24
    days on market $245,000 Active 66 DOM
12. 2026-07-23
    days on market $245,000 Active 65 DOM
13. 2026-07-22
    days on market $245,000 Active 64 DOM
14. 2026-07-21
    days on market $245,000 Active 63 DOM
15. 2026-07-18
    days on market $245,000 Active 60 DOM
16. 2026-07-16
    days on market $245,000 Active 58 DOM
17. 2026-07-16
    days on market $245,000 Active 57 DOM
18. 2026-07-14
    days on market $245,000 Active 56 DOM
19. 2026-07-13
    days on market $245,000 Active 55 DOM
20. 2026-07-12
    days on market $245,000 Active 54 DOM
21. 2026-07-11
    days on market $245,000 Active 53 DOM
22. 2026-07-09
    days on market $245,000 Active 51 DOM
23. 2026-07-08
    days on market $245,000 Active 50 DOM
24. 2026-07-07
    days on market $245,000 Active 49 DOM
25. 2026-07-06
    days on market $245,000 Active 48 DOM
26. 2026-07-06
    days on market $245,000 Active 47 DOM
27. 2026-07-04
    days on market $245,000 Active 46 DOM
28. 2026-07-03
    days on market $245,000 Active 45 DOM
29. 2026-07-02
    days on market $245,000 Active 44 DOM
30. 2026-07-01
    days on market $245,000 Active 43 DOM
31. 2026-06-30
    days on market $245,000 Active 42 DOM
32. 2026-06-29
    days on market $245,000 Active 41 DOM
33. 2026-06-28
    days on market $245,000 Active 40 DOM
34. 2026-06-28
    pricedays on market $245,000 Active 39 DOM
35. 2026-06-27
    days on market $260,000 Active 38 DOM

    Show marketing remark (2389 chars)

    $40K Less than Brand NEW! GOLF BUNDLED | MILLION-DOLLAR VIEW | 100% TURNKEY Welcome to your slice of paradise in Babcock National! This isn't just a condo; it’s a lifestyle ready for you to move in TODAY or start generating rental income immediately. The View Everyone Raves About Perched on the 3rd floor, this unit sits right on the 10th hole with a breathtaking, unobstructed view of Lake Babcock—the largest lake in the Ranch. There’s a reason renters book this unit year after year; those sunset views are truly one in a million. Designer Upgrades Throughout Skip the "builder grade" look. This home has been thoughtfully remodeled and professionally curated: Custom Board & Batten and elegant chair rails throughout. Fresh, modern paint and a stylish new tile backsplash in the kitchen. New pendant lighting over the island for that perfect glow. Fully Furnished with brand-new pieces—just bring your toothbrush! Live in the Future Located in the #4 Master Planned Community in the country! Experience life in the first solar-powered town in the U. S. A. Plus, enjoy a golf cart-friendly lifestyle where the entire community is connected and accessible. The Golf Bundle & Lifestyle This property includes the highly coveted Golf Bundle Membership, giving you immediate access to the greens. No Waiting, No Construction Noise Unlike newer sections of the Ranch, Babcock National is complete. All amenities are finished and operational. No construction traffic or dust—just peace and quiet. Location Score: Situated just half a mile from Hwy 31. While other neighborhoods can take 15 minutes just to exit the Ranch, you’re on the road and on your way in seconds! World-Class Amenities (A Year-Round Vacation): Dining: Enjoy a refined meal at The Enclave or a casual bite at the outdoor Watershed Grill. Wellness: Full-service spa (manis, pedis, & massages!), state-of-the-art gym, and saunas. Play: Championship golf, professional tennis, pickleball, and bocce courts. Relax: Resort-style pools, a dedicated fishing dock, and miles of scenic sidewalks. Whether you are looking for a savvy investment for the short-term rental market or your own personal retreat, opportunity is knocking. Lennar is selling this same condo for $225K, plus $54K for wood work and furniture, plus $20k for closing costs. Total: $299K.

36. 2026-06-25
    days on market $260,000 Active 36 DOM
37. 2026-06-23
    days on market $260,000 Active 34 DOM
38. 2026-06-22
    days on market $260,000 Active 33 DOM
39. 2026-06-18
    days on market $260,000 Active 30 DOM
40. 2026-06-17
    days on market $260,000 Active 29 DOM
41. 2026-06-16
    days on market $260,000 Active 28 DOM
42. 2026-06-15
    days on market $260,000 Active 27 DOM
43. 2026-06-14
    days on market $260,000 Active 25 DOM
44. 2026-06-13
    days on market $260,000 Active 24 DOM
45. 2026-06-10
    days on market $260,000 Active 22 DOM
46. 2026-06-09
    days on market $260,000 Active 21 DOM
47. 2026-06-08
    days on market $260,000 Active 20 DOM
48. 2026-06-07
    days on market $260,000 Active 19 DOM
49. 2026-06-05
    days on market $260,000 Active 16 DOM
50. 2026-06-03
    days on market $260,000 Active 15 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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,885
• − Mortgage interest: −$13,724
• − Property taxes: −$5,198
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$12,600
• − Depreciation: −$7,127
• Taxable loss: −$18,131
• Est. tax savings @ 24.0%: +$4,351
• After-tax cash flow: $-9,640/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

Excellent 95/100 None rehab

This turnkey condo is move-in ready with a stunning golf course view and top-notch amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value ↑
• Both furniture — improves living space and rental appeal ↑

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): 13,006
• Household income: $72,443
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 42% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 7% Black 7%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 3% Iranian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1% Arabic 1%

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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: ▼ -5.25%
• Current HPI: 448.5895
• Rent YoY: ▲ 4.13%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

• Other: Turnkey furnishedCDD presentIrrigation equipment included
• Financial info: Total monthly fees listed: $1,050.67 (total monthly)Total annual fees listed: $12,608
• HOA & community: Has HOA / association approval requiredMonthly HOA amount: $312.33Quarterly association fees (examples listed: $937 and $408)Condo fee example: $412 monthly (quarterly term); condo fees listed as $1,235Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis and pickleball courts, playground, trails, gated security, storage and moreCommunity features include dog park, golf, golf cart friendly, park, sidewalks, street lights and community restrictionsPets allowed with number limit

Exterior

• Parking: Carport (1 space)
• Security: Gated community with security gate24-hour guard (community amenity)
• Utilities: Public waterPublic sewerElectricity available and connectedSewer available and connectedWater available and connectedUnderground utilitiesSprinkler meter
• Home design: Condominium residenceOne-level unitFaces eastOn lakefront with lake view (100 ft frontage)Resort-style private pool and heated in-ground spa
• Construction: Stucco constructionTile roofSlab foundationBuilt by Lennar (model: Birkdale)
• Exterior features: Hurricane shuttersExterior lightingSidewalkSliding doorsStorageIrrigation system (reclaimed water and rainwater from ponds)

Interior

• Kitchen: CooktopDishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: LaminateTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air
• Interior features: Ceiling fansBlinds and drapesStorm windowsAccessible elevator installedFire alarm and smoke detectorsFire sprinkler system
• Laundry & utility: Washer and dryer (hookups)Electric dryer hookup

Price history

-31.9% since first listed

37 events — show timeline

• 2026-06-27 Price Changed $245,000 FORTMLS
• 2026-06-27 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Listed $260,000 FORTMLS
• 2025-07-20 Rental Removed $1,900 FORTMLS
• 2025-07-20 Listing Removed — FORTMLS
• 2025-07-16 Listed for Rent $1,900 FORTMLS
• 2025-07-15 Rental Removed $1,900 FORTMLS
• 2025-07-14 Listed for Rent $1,900 FORTMLS
• 2025-06-23 Listed $225,000 FORTMLS
• 2025-05-27 Rental Removed $1,900 FORTMLS
• 2025-03-31 Listed for Rent $1,900 FORTMLS
• 2024-11-23 Rental Removed $5,800 NAPLESMLS
• 2024-09-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-26 Listing Removed — FORTMLS
• 2024-07-09 Price Changed $5,800 NAPLESMLS
• 2024-05-23 Rental Removed $6,000 FORTMLS
• 2024-05-23 Listed for Rent $6,000 NAPLESMLS
• 2024-05-22 Listed for Rent $6,000 FORTMLS
• 2024-04-06 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-06 Price Changed $295,000 FORTMLS
• 2024-03-13 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-13 Price Changed $310,000 FORTMLS
• 2023-11-15 Price Changed $320,000 FORTMLS
• 2023-11-15 Listed $320,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-24 Listed $330,000 FORTMLS
• 2023-09-13 Sold (Public Records) $325,000 Public Records
• 2023-08-18 Listing Removed — FORTMLS
• 2023-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-06-30 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-30 Price Changed $325,000 FORTMLS
• 2023-06-20 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-20 Price Changed $335,000 FORTMLS
• 2023-06-08 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-04 Price Changed $350,000 FORTMLS
• 2023-05-11 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-10 Listed $360,000 FORTMLS

Property tax history

+0.0%/yr

Latest (2025): $5,198 · -3.0% YoY. Source: county tax records.