26604 Wilgrove Pl · Punta Gorda, FL 33955

$240,949

3 bd · 2.0 ba · 1,266 sqft · Land · 79 Days on market

Built 2026 6,600 sqft lot $264/mo HOA · 10% 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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOME IS READY FOR YOU NOW!! Step into a stylish single-level home offering 1,263 square feet of thoughtfully designed living space. The foyer welcomes you into an open-concept kitchen, living and dining area where white Shaker-style cabinetry, durable quartz countertops and an all-new stainless steel appliance package take center stage. The private owner's suite impresses with a luxurious bathroom featuring an undermount sink, full-width vanity and quartz countertops. Safety and comfort come standard thanks to hurricane-impact sliding doors and windows plus a hurricane-rated two-car garage with keyless entry. Quality concrete block and stucco construction round out a long list of super

Key facts

• Undermount sink
• Open-concept kitchen
• Luxurious bathroom

Tags

• OPEN-CONCEPT KITCHEN
• WHITE SHAKER-STYLE CABINETRY
• DURABLE QUARTZ COUNTERTOPS
• PRIVATE OWNER'S SUITE
• LUXURIOUS BATHROOM
• UNDERMOUNT SINK

Property features AI

Finance

• Other: Total monthly fees listed as $264.02; total annual fees listed as $3,168.24
• Financial info: Other annual assessment approximately $1,946; Lease restrictions apply
• HOA & community: HOA (ICON) with required approval; Monthly HOA approximately $264.02; Quarterly association fee approximately $792.06; Association amenities: clubhouse, pool, pickleball courts, playground, recreation facilities, trails; Community features: clubhouse, community mailbox, deed restrictions, dog park, fitness center, reclaimed water irrigation, playground, pool, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected/available; Cable available and connected; BB/HS Internet available; Underground utilities; Sprinkler recycled; Water available and connected; Sewer available and connected
• Home design: Single family residence; New construction (completed); One story; South-facing
• Construction: Stucco construction; Shingle roof; Built by Lennar Homes (Builder model: Abbey); Slab foundation
• Exterior features: Hurricane shutters; Exterior lighting; Sidewalk; Irrigation equipment; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen and family room combo; Living and dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Window treatments; Storm windows
• Laundry & utility: Washer and dryer included; Inside laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $241k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $241k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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; 2 comparable units currently listed for rent nearby; 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 $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 79 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,492 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 7.7

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-24,284
• Equity at exit: $35,926

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,734
• Equity at exit: $20,833

Cash invested: $67,466 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,619 medium
• Mortgage (P&I): −$1,264
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$100
• HOA: −$264
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $229

Break-even live

Break-even rent $2,328

Max offer price $240,949

Occupancy floor 86%

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: $60,237
• Closing costs: $7,228
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	0.14mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	21d	1	1.45mi

HOA detail

• Monthly dues: $264 · $3,168/yr

Listing history 20 events

1. 2026-06-13
   statusdays on market $240,949 Pending 79 DOM
2. 2026-06-10
   days on market $240,949 Active 77 DOM
3. 2026-06-09
   days on market $240,949 Active 76 DOM
4. 2026-06-08
   days on market $240,949 Active 75 DOM
5. 2026-06-07
   pricedays on market $240,949 Active 74 DOM
6. 2026-06-05
   days on market $242,399 Active 71 DOM
7. 2026-06-03
   days on market $242,399 Active 70 DOM
8. 2026-06-03
   price $242,399 Active 69 DOM
9. 2026-06-02
   days on market $240,949 Active 69 DOM
10. 2026-06-01
    days on market $240,949 Active 68 DOM
11. 2026-05-31
    days on market $240,949 Active 67 DOM
12. 2026-05-30
    days on market $240,949 Active 66 DOM
13. 2026-05-19
    price $240,949
14. 2026-05-15
    price $239,499
15. 2026-05-12
    price $244,499
16. 2026-05-05
    price $239,499
17. 2026-04-21
    price $244,499
18. 2026-04-06
    price $244,947
19. 2026-03-25
    listed $249,499 Active
20. 2025-11-20
    soldstatus $839,100

ⓘ 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: $2,538 · $212/mo
• Projected year-2 tax: $2,538 · $212/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: $31,426
• − Mortgage interest: −$13,497
• − Property taxes: −$2,538
• − Insurance: −$1,205
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$3,168
• − Depreciation: −$7,009
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $2,998/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

Price history

-71.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $240,949 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $239,499 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $244,499 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $239,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $244,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $244,947 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $249,499 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Sold (Public Records) $839,100 Public Records