13494 Turnleaf Blvd · Punta Gorda, FL 33955

$367,990

4 bd · 3.0 ba · 2,111 sqft · Land · 4 Days on market

Built 2025 6,600 sqft lot $274/mo HOA · 9% of rent ↓ 24% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lucca floorplan by Dream Finders Homes offers 2,111 square feet of beautifully designed single-story living space. This home features 4 spacious bedrooms and 3 full bathrooms, providing comfort and flexibility for families or guests. The open-concept layout includes a large family room, dining area, and a well-appointed kitchen with a center island and walk-in pantry-ideal for entertaining and daily living. The private primary suite features a generous walk-in closet and a luxurious bathroom with dual vanities and a walk-in shower. Two additional bedrooms each have access to their own full baths. A covered lanai and 2-car garage complete this versatile and stylish home.

Key facts

• 6,600 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: CDD present; Total annual fees $3,288; Home warranty included
• HOA & community: Homeowners association managed by FirstService Residential; Monthly HOA fee $274 (includes pool, internet, grounds maintenance); Community clubhouse, fitness center, pool, playground, tennis and pickleball courts, sidewalks, street lights, community mailbox; Deed restrictions and vehicle/fence restrictions; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story; New construction; Faces south; RE1 zoning
• Construction: Block and stucco construction; Shingle roof; Concrete perimeter foundation; Built by Dream Finders Homes (model: Lucca)
• Exterior features: Hurricane shutters; Exterior lighting; Sidewalk; Sliding doors; Irrigation system; Cleared lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Split bedroom layout; Thermostat; Walk-in closets; Smoke detectors
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $368k.

Deal economics

• At list price, monthly cash flow is $-47 ($-569/yr) — negative.
• To cash-flow at today's rent, offer at most $360k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (13.0% below list).
• Recommended offer: $320k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: 1485 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,200/mo this rent would consume 50% of the median local household income ($77k/yr) (locally 226% of renters already pay >50% of income on rent) — 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 $11k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $320,023 (13.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.6

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-62,580
• Equity at exit: $54,869

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-58,102
• Equity at exit: $31,817

Cash invested: $103,037 (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: 1485
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,930
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$153
• HOA: −$274
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-47

Break-even live

Break-even rent $3,260

Max offer price $359,620

Occupancy floor 96%

Sensitivity live

Price	-10% $161	-5% $57	+0% $-47	+5% $-152	+10% $-256
Rent	-10% $-300	-5% $-174	+0% $-47	+5% $79	+10% $205
Rate	-1.0pp $138	-0.5pp $46	base $-47	+0.5pp $-143	+1.0pp $-240

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: $91,998
• Closing costs: $11,040
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	15d	1	0.29mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	22d	1	0.73mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	22d	1	1.06mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	22d	1	1.09mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	22d	1	1.19mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	22d	1	1.20mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	22d	1	1.23mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	22d	1	1.27mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	22d	1	1.36mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	22d	2	1.36mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	22d	3	1.39mi

HOA detail

• Monthly dues: $274 · $3,288/yr

Listing history 10 events

1. 2026-06-18
   days on market $367,990 Active 4 DOM
2. 2026-06-17
   days on market $367,990 Active 3 DOM
3. 2026-06-16
   days on market $367,990 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   days on marketlisting id $367,990 Active 1 DOM
6. 2026-06-14
   days on market $367,990 Active 129 DOM
7. 2026-06-13
   days on market $367,990 Active 128 DOM
8. 2026-06-10
   days on market $367,990 Active 126 DOM
9. 2026-06-09
   remarks 682-char remark

   Show marketing remark (682 chars)

   The Lucca floorplan by Dream Finders Homes offers 2,111 square feet of beautifully designed single-story living space. This home features 4 spacious bedrooms and 3 full bathrooms, providing comfort and flexibility for families or guests. The open-concept layout includes a large family room, dining area, and a well-appointed kitchen with a center island and walk-in pantry-ideal for entertaining and daily living. The private primary suite features a generous walk-in closet and a luxurious bathroom with dual vanities and a walk-in shower. Two additional bedrooms each have access to their own full baths. A covered lanai and 2-car garage complete this versatile and stylish home.

10. 2026-06-09
    listed $367,990 Active 125 DOM

    Show marketing remark (682 chars)

    The Lucca floorplan by Dream Finders Homes offers 2,111 square feet of beautifully designed single-story living space. This home features 4 spacious bedrooms and 3 full bathrooms, providing comfort and flexibility for families or guests. The open-concept layout includes a large family room, dining area, and a well-appointed kitchen with a center island and walk-in pantry-ideal for entertaining and daily living. The private primary suite features a generous walk-in closet and a luxurious bathroom with dual vanities and a walk-in shower. Two additional bedrooms each have access to their own full baths. A covered lanai and 2-car garage complete this versatile and stylish home.

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $3,054 · $255/mo
• Expected delta: +$433/yr (+$36/mo · 16.5%)

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

Taxation est. · year 1

• Rental income: $38,403
• − Mortgage interest: −$20,613
• − Property taxes: −$2,621
• − Insurance: −$1,840
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$3,288
• − Depreciation: −$10,705
• Taxable loss: −$6,809
• Est. tax savings @ 24.0%: +$1,634
• After-tax cash flow: $1,066/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

-24.1% since first listed

5 events — show timeline

• 2026-06-14 Listed $367,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-09 Relisted — Zillow
• 2026-06-09 Price Changed $367,990 Zillow
• 2025-12-12 Delisted — Zillow
• 2025-08-09 Listed $484,742 Zillow