14131 Heritage Landing Blvd #838 · Punta Gorda, FL 33955

$339,000

2 bd · 2.0 ba · 1,407 sqft · Condo public records · 76 Days on market

Built 2023 Good condition $804/mo HOA · 33% of rent ↓ 15% 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 +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• Cash flow +2.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

What could be better than SUNSHINE and GOLF?! Welcome to resort-style living at its finest in Heritage Landing Golf and Country Club, located in Punta Gorda, sunny Southwest Florida! The highly sought-after 3 bedroom, 2 bath CAROLINA Model end unit offers a luxurious lifestyle with GOLF MEMBERSHIP INCLUDED. Nestled on the 3rd floor with no unit above, you’ll enjoy the peace, privacy, and stunning Charlotte Harbor views. As you enter the home you will enjoy the screened entry-way with a Ring doorbell and camera for extra security. This home offers a spacious and inviting interior flooded with natural light. The open floor plan seamlessly connects the living, dining, and kitchen areas,

Key facts

• Tennis center
• Pickleball courts
• Screened-in lanai

Tags

• SCREENED ENTRY-WAY
• CHARLOTTE HARBOR VIEWS
• SCREENED-IN LANAI
• TENNIS CENTER
• HAR TRU TENNIS COURTS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: No lease restrictions reported; Unfurnished
• Financial info: Total monthly fees reported; Total annual fees reported
• HOA & community: Heritage Golf & Country Club HOA; Quarterly association fee; Monthly HOA amount included in total fees; Monthly maintenance in addition to HOA: additional fee applies; HOA covers guard (24-hour), pool, maintenance (structure & grounds), management, pest control, recreational facilities, escrow reserves, security; Community amenities: clubhouse, fitness center, golf, playground, pool, tennis courts, irrigation (reclaimed), golf cart friendly, deed restrictions

Exterior

• Parking: Carport (1 space)
• Security: 24-hour guard (community amenity)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One level; Faces southeast; Located on 3rd floor
• Construction: Block and concrete construction; Tile roof; Slab foundation; Built by Lennar (Carolina model)
• Exterior features: Balcony; Sliding doors; Pond view; Asphalt/paved road access

Interior

• Kitchen: Cooktop; Range; Range hood; Microwave; Dishwasher; Disposal; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen open to family room; Open floor plan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $339k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (65.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (28.6% below list).
• Recommended offer: $118k (65.3% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 2.8% 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: 1481 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 4 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 33% of rent.

Recommended offer $117,799 (65.3% 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 76 days. Have you received any prior offers? Is the seller open to a 65% 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: 0.71% ✗
• Cap rate: 1.86%
• Cash-on-cash: -15.83%
• DSCR: 0.30
• GRM: 11.7

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: -46.7%
• Equity multiple: -0.41×
• Total profit: $-134,143
• Equity at exit: $50,546

10-year hold

• IRR: -85.5%
• Equity multiple: -1.29×
• Total profit: $-217,304
• Equity at exit: $29,311

Cash invested: $94,920 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$440 /mo · $5,286/yr
• Insurance: −$141
• HOA: −$804
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-1,252

Break-even live

Break-even rent $4,004

Max offer price $117,799

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14121 Heritage Landing Blvd #743 Punta Gorda, FL	2.0	2.0	1120	$6,000	$5.36	21d	1	0.04mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	21d	1	0.06mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	21d	1	0.06mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	21d	1	0.14mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	21d	2	0.14mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	21d	1	0.16mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	21d	1	0.17mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	21d	2	0.18mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	21d	1	0.19mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	21d	1	0.23mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	21d	1	0.26mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$4,000	$3.07	21d	3	0.27mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$4,000	$3.12	21d	2	0.30mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	21d	1	0.31mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	21d	1	0.31mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	21d	1	0.31mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	21d	1	0.34mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	21d	1	0.36mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.41mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	21d	2	0.42mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	21d	1	0.46mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.47mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	21d	1	0.49mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	21d	1	0.49mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	21d	1	0.50mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	21d	1	0.52mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.57mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	13d	1	0.57mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	21d	1	0.58mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	21d	1	0.61mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	21d	1	0.66mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	21d	1	0.68mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	21d	1	0.75mi

HOA detail condo

• Monthly dues: $804 · $9,648/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $339,000 Active 76 DOM
2. 2026-06-17
   days on market $339,000 Active 75 DOM
3. 2026-06-16
   days on market $339,000 Active 74 DOM
4. 2026-06-15
   days on market $339,000 Active 73 DOM
5. 2026-06-14
   days on market $339,000 Active 71 DOM
6. 2026-06-13
   days on market $339,000 Active 70 DOM
7. 2026-06-10
   days on market $339,000 Active 68 DOM
8. 2026-06-09
   days on market $339,000 Active 67 DOM
9. 2026-06-08
   days on market $339,000 Active 66 DOM
10. 2026-06-07
    days on market $339,000 Active 65 DOM
11. 2026-06-05
    days on market $339,000 Active 62 DOM
12. 2026-06-03
    days on market $339,000 Active 61 DOM
13. 2026-06-02
    days on market $339,000 Active 60 DOM
14. 2026-06-01
    days on market $339,000 Active 59 DOM
15. 2026-05-31
    days on market $339,000 Active 58 DOM
16. 2026-05-30
    days on market $339,000 Active 57 DOM
17. 2026-04-03
    listed $339,000 Active
18. 2025-08-01
    historical
19. 2025-02-18
    price $339,000
20. 2025-02-18
    status Active
21. 2025-02-01
    historical
22. 2024-12-18
    price $369,900
23. 2024-12-10
    price $359,000
24. 2024-09-01
    listed $369,999 Active
25. 2024-05-30
    historical
26. 2024-03-19
    price $379,000
27. 2024-02-26
    price $389,000
28. 2024-01-15
    listed $399,000 Active

ⓘ 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: $5,286 · $440/mo
• Projected year-2 tax: $5,286 · $440/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: −$18,989
• − Property taxes: −$5,286
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$9,648
• − Depreciation: −$9,862
• Taxable loss: −$21,092
• Est. tax savings @ 24.0%: +$5,062
• After-tax cash flow: $-9,964/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 well-maintained and updated condo is move-in ready with a good condition score and minimal repairs needed. It offers a luxurious lifestyle with golf membership included and stunning views.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Upgrade to smart home security system — Improves safety and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Upgrade to smart home security system — Improves safety and adds modern amenities. ↑

ⓘ 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
• 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

-15.0% since first listed

12 events — show timeline

• 2026-04-03 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Price Changed $339,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-02-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-10 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-01 Listed $369,999 Stellar MLS as Distributed by MLS Grid
• 2024-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-26 Price Changed $389,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-15 Listed $399,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.3%/yr

Latest (2025): $5,286 · -5.3% YoY. Source: county tax records.