Amalfi Plan · Punta Gorda, FL 33955

$353,999

4 bd · 3.0 ba · 2,529 sqft · SingleFamily · 113 Days on market

Good condition 2-car garage

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A spacious two-story, this home features a modern layout on the first floor that incorporates the breakfast nook, kitchen and Great Room, with access to the impressive lanai. Framing the space is a secondary bedroom perfect for guests and a separate formal dining room. Upstairs are three more bedrooms, including the comfortable owner's suite, and a versatile bonus room.

Key facts

• Breakfast nook
• Secondary bedroom
• Formal dining room

Tags

• MODERN LAYOUT
• BREAKFAST NOOK
• GREAT ROOM
• IMPRESSIVE LANAI
• SECONDARY BEDROOM
• FORMAL DINING ROOM

🏗️ New construction. The $353,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,478.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $354k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-30 ($-355/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (5.3% below list).
• Recommended offer: $322k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.5% 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: 1866 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,352/mo this rent would consume 52% of the median local household income ($77k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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 113 days — a 9% lower offer ($322k) is reasonable based on typical stale-listing flexibility.

Recommended offer $322,139 (9.0% 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 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $387,478
• List price: $353,999
• Delta: -8.64%
• 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
13281 Turnleaf Blvd	0.14mi	4/3.0	2,528 (-0%)	3mo	$469,499	$186	91
13506 Turnleaf Blvd	0.18mi	4/3.0	2,519 (-0%)	2mo	$349,990	$139	89
13251 Turnleaf Blvd	0.20mi	4/3.0	2,529 (0%)	3mo	$379,499	$150	88
13056 Camelot Ln	0.37mi	4/3.0	2,555 (+1%)	3mo	$517,000	$202	78
26645 Wilgrove Pl	0.21mi	4/2.5	2,370 (-6%)	2mo	$367,849	$155	76
13104 Camelot Ln	0.29mi	4/3.0	2,683 (+6%)	2mo	$605,000	$225	75
13040 Moonrise Ln	0.39mi	4/3.0	2,713 (+7%)	4mo	$594,900	$219	66
13542 Turnleaf Blvd	0.24mi	4/2.5	2,235 (-12%)	3mo	$475,000	$213	65
26902 Victoria Pl	0.60mi	4/3.0	2,465 (-2%)	5mo	$538,683	$219	63
26639 Wilgrove Pl	0.20mi	3/3.0 (-1)	2,198 (-13%)	1mo	$339,499	$154	63
13064 Moonrise Ln	0.36mi	3/3.0 (-1)	2,200 (-13%)	2mo	$459,900	$209	55
14212 Dunlin Ave	0.74mi	3/3.5 (-1)	2,306 (-9%)	0mo	$546,887	$237	44

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-64,623
• Equity at exit: $57,774

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-58,495
• Equity at exit: $33,502

Cash invested: $108,494 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 112 active · 33 under contract
• Months of supply: 17.7 mo (6%/mo absorbed)
• Median asking: $449,750 ($191/sqft)
• Median days on market: 113 d
• This list price: 16% of active listings are priced below it
• ARV vs active asking: -19.8% vs current asking $/sqft

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

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1866
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,352 medium
• Mortgage (P&I): −$2,032
• Tax est. 1.5%: −$484 /mo · $5,812/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-30

Break-even live

Break-even rent $3,390

Max offer price $383,194

Occupancy floor 96%

Sensitivity live

Price	-10% $238	-5% $104	+0% $-30	+5% $-163	+10% $-297
Rent	-10% $-294	-5% $-162	+0% $-30	+5% $103	+10% $235
Rate	-1.0pp $166	-0.5pp $69	base $-30	+0.5pp $-130	+1.0pp $-232

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: $96,869
• Closing costs: $11,624
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26593 Jasper Way Punta Gorda, FL	5.0	3.0	2112	$2,495	$1.18	6d	1	0.15mi
13239 Turnleaf Blvd Punta Gorda, FL	4.0	2.5	1874	$2,300	$1.23	109d	1	0.21mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	116d	1	0.57mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	116d	1	1.14mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	116d	1	1.19mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	116d	1	1.28mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	116d	1	1.29mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	116d	1	1.30mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	116d	1	1.33mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	116d	1	1.46mi
28072 Pasadena Dr Punta Gorda, FL	3.0	2.0	2008	$1,995	$0.99	6d	1	1.47mi

Property features AI

Finance

• Other: Active listing (modified Jun 2, 2026)
• Financial info: List price $413,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family new-construction plan named AmalfiPlan inventory type
• Construction: Living area approximately 2529New construction (Plan: Amalfi)
• Exterior features: Located at 13377 Turnleaf Blvd, Punta Gorda, FL

Interior

• Kitchen: Kitchen included in plan
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan-based new construction)
• Laundry & utility: Laundry/utility area included

Listing history 50 events

1. 2026-09-24
   days on market $353,999 Active 113 DOM
2. 2026-09-22
   days on market $353,999 Active 112 DOM
3. 2026-09-21
   days on market $353,999 Active 111 DOM
4. 2026-09-20
   days on market $353,999 Active 110 DOM
5. 2026-09-19
   pricedays on market $353,999 Active 109 DOM
6. 2026-09-17
   days on market $413,999 Active 107 DOM
7. 2026-09-16
   days on market $413,999 Active 106 DOM
8. 2026-09-15
   days on market $413,999 Active 105 DOM
9. 2026-09-14
   days on market $413,999 Active 104 DOM
10. 2026-09-13
    days on market $413,999 Active 103 DOM
11. 2026-09-12
    days on market $413,999 Active 102 DOM
12. 2026-09-11
    days on market $413,999 Active 101 DOM
13. 2026-09-05
    days on market $413,999 Active 95 DOM
14. 2026-09-04
    days on market $413,999 Active 94 DOM
15. 2026-08-30
    days on market $413,999 Active 89 DOM
16. 2026-08-29
    days on market $413,999 Active 88 DOM
17. 2026-08-28
    days on market $413,999 Active 87 DOM
18. 2026-08-27
    days on market $413,999 Active 86 DOM
19. 2026-08-26
    days on market $413,999 Active 85 DOM
20. 2026-08-25
    days on market $413,999 Active 84 DOM
21. 2026-08-23
    days on market $413,999 Active 82 DOM
22. 2026-08-22
    days on market $413,999 Active 81 DOM
23. 2026-08-21
    days on market $413,999 Active 80 DOM
24. 2026-08-20
    days on market $413,999 Active 79 DOM
25. 2026-08-19
    days on market $413,999 Active 78 DOM
26. 2026-08-18
    days on market $413,999 Active 77 DOM
27. 2026-08-17
    days on market $413,999 Active 76 DOM
28. 2026-08-16
    days on market $413,999 Active 75 DOM
29. 2026-08-15
    days on market $413,999 Active 74 DOM
30. 2026-08-14
    days on market $413,999 Active 73 DOM
31. 2026-08-13
    days on market $413,999 Active 72 DOM
32. 2026-08-12
    days on market $413,999 Active 71 DOM
33. 2026-08-12
    days on market $413,999 Active 70 DOM
34. 2026-08-10
    days on market $413,999 Active 69 DOM
35. 2026-08-09
    days on market $413,999 Active 68 DOM
36. 2026-08-08
    days on market $413,999 Active 67 DOM
37. 2026-08-07
    days on market $413,999 Active 66 DOM
38. 2026-08-06
    days on market $413,999 Active 65 DOM
39. 2026-08-05
    days on market $413,999 Active 64 DOM
40. 2026-08-04
    days on market $413,999 Active 63 DOM
41. 2026-08-03
    days on market $413,999 Active 62 DOM
42. 2026-08-01
    days on market $413,999 Active 59 DOM
43. 2026-07-29
    days on market $413,999 Active 57 DOM
44. 2026-07-27
    days on market $413,999 Active 55 DOM
45. 2026-07-24
    days on market $413,999 Active 52 DOM
46. 2026-07-23
    days on market $413,999 Active 51 DOM
47. 2026-07-22
    days on market $413,999 Active 50 DOM
48. 2026-07-21
    days on market $413,999 Active 49 DOM
49. 2026-07-18
    days on market $413,999 Active 46 DOM
50. 2026-07-16
    days on market $413,999 Active 44 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: $40,225
• − Mortgage interest: −$21,705
• − Property taxes: −$5,812
• − Insurance: −$1,937
• − Repairs & maintenance: −$3,218
• − Management: −$3,218
• − Depreciation: −$11,272
• Taxable loss: −$6,937
• Est. tax savings @ 24.0%: +$1,665
• After-tax cash flow: $1,310/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 None rehab

This two-story home features a modern layout with a spacious kitchen, two bathrooms, and a well-maintained exterior. It is in good condition with minimal repairs needed and offers high ROI potential through updates like fresh paint and smart home devices.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Resale Replace countertops in kitchen — Modern countertops can improve the kitchen's functionality and aesthetics. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Resale Upgrade lighting fixtures — Upgraded lighting can enhance the home's ambiance and increase its curb 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): 12,399
• Household income: $76,943
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 11% 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 (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%

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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: ▼ -78.71%
• Current HPI: 242.9043
• Rent YoY: —
• 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: Active listing (modified Jun 2, 2026)
• Financial info: List price $413,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family new-construction plan named AmalfiPlan inventory type
• Construction: Living area approximately 2529New construction (Plan: Amalfi)
• Exterior features: Located at 13377 Turnleaf Blvd, Punta Gorda, FL

Interior

• Kitchen: Kitchen included in plan
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (plan-based new construction)
• Laundry & utility: Laundry/utility area included