14121 Heritage Landing Blvd #731 · Punta Gorda, FL 33955

$299,900

2 bd · 2.0 ba · 1,407 sqft · Condo public records · 273 Days on market

Built 2022 $897/mo HOA · 37% of rent ↓ 33% 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
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this stunning never-lived-in 3-bedroom, 2-bathroom END UNIT condo in the highly sought-after Heritage Landing Golf & Country Club. Offering 1,407 square feet of beautifully upgraded living space, this unit combines luxury, comfort, and resort-style living — all with a GOLF MEMBERSHIP included! Step inside to find elegant crown molding, plantation shutters, and custom California closets, adding a touch of sophistication and function throughout. The modern kitchen features stainless steel appliances, quartz countertops, and a spacious layout perfect for entertaining. The primary suite boasts two walk-in closets and a spa-like bat

Key facts

• Resort-style pool
• $897 HOA
• Parking

Tags

• CUSTOM CALIFORNIA CLOSETS
• RESORT-STYLE POOL

Property features AI

Finance

• Other: CDD (community development district) applicable; Lease restrictions in place
• Financial info: Total monthly fees listed (association/condo fees shown in records)
• HOA & community: HOA required (Icon Management; Heritage Landing Golf and Country Club); Monthly condo fee listed; condo and association fees paid quarterly; Association fees cover pool, security, sewer, trash, water, insurance, structure maintenance, grounds maintenance, management, recreational facilities, escrow reserves; Community amenities include clubhouse, fitness center, pool, tennis courts, golf, sidewalks, community mailbox, deed restrictions; golf carts allowed; irrigation with reclaimed water; Buyer approval required; Pets allowed with restrictions (breed, number, size)

Exterior

• Parking: Covered parking; Guest parking; 1-car carport
• Security: 24-hour guard; Community security included with association
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Condominium; One-level unit on 3rd floor of a 4-story building; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Lennar (Carolina model)
• Exterior features: Lighting; Sidewalk; Sliding doors; Storage; Tennis courts

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Crown molding; Elevator in building; Open floor plan; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer and dryer included; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (71.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.3% below list).
• Recommended offer: $85k (71.6% 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: 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: 1490 active listings in the ZIP; 33 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).
• 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 $9k 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 273 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 37% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,051 (71.6% 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 273 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 1.90%
• Cash-on-cash: -15.67%
• DSCR: 0.30
• GRM: 10.3

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: -61.8%
• Equity multiple: -0.72×
• Total profit: $-144,744
• Equity at exit: $44,716

10-year hold

• IRR: —
• Equity multiple: -1.95×
• Total profit: $-247,422
• Equity at exit: $25,930

Cash invested: $83,972 (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: 1490
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$413 /mo · $4,961/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$897
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-1,523

Break-even live

Break-even rent $4,348

Max offer price $85,051

Occupancy floor —

Sensitivity live

Price	-10% $-1,354	-5% $-1,438	+0% $-1,523	+5% $-1,608	+10% $-1,693
Rent	-10% $-1,714	-5% $-1,619	+0% $-1,523	+5% $-1,428	+10% $-1,332
Rate	-1.0pp $-1,372	-0.5pp $-1,447	base $-1,523	+0.5pp $-1,601	+1.0pp $-1,680

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: $74,975
• Closing costs: $8,997
• 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	22d	1	0.04mi
14091 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1157	$5,000	$4.32	22d	2	0.11mi
14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1194	$5,000	$4.19	22d	1	0.11mi
14141 Heritage Landing Blvd #935 Punta Gorda, FL	2.0	2.0	1120	$5,500	$4.91	22d	1	0.12mi
14141 Heritage Landing Blvd #922 Punta Gorda, FL	2.0	2.0	1154	$2,200	$1.91	22d	1	0.12mi
14081 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1176	$5,750	$4.89	22d	2	0.17mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	22d	1	0.17mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	22d	1	0.18mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	22d	1	0.20mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	22d	1	0.22mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$4,000	$3.07	22d	3	0.26mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$4,000	$3.12	22d	2	0.29mi
14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL	2.0	2.0	1198	$2,600	$2.17	22d	1	0.30mi
14191 Heritage Landing Blvd #1214 Punta Gorda, FL	2.0	2.0	1120	$1,585	$1.42	22d	1	0.31mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	22d	1	0.35mi
14201 Heritage Landing Blvd #1312 Punta Gorda, FL	2.0	2.0	1154	$1,750	$1.52	22d	1	0.35mi
14041 Heritage Landing Blvd #642 Punta Gorda, FL	2.0	2.0	1154	$6,000	$5.20	22d	1	0.35mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	22d	1	0.38mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	0.43mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	22d	2	0.45mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.45mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	22d	1	0.46mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	22d	1	0.50mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	22d	1	0.52mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	22d	1	0.52mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	22d	1	0.52mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	22d	1	0.55mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.60mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	15d	1	0.60mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	22d	1	0.64mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	22d	1	0.69mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	22d	1	0.71mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	22d	1	0.78mi

HOA detail condo

• Monthly dues: $897 · $10,764/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-22
   statusdays on market $299,900 Pending 273 DOM
2. 2026-06-18
   days on market $299,900 Active 272 DOM
3. 2026-06-17
   days on market $299,900 Active 271 DOM
4. 2026-06-16
   days on market $299,900 Active 270 DOM
5. 2026-06-15
   days on market $299,900 Active 269 DOM
6. 2026-06-14
   days on market $299,900 Active 267 DOM
7. 2026-06-13
   days on market $299,900 Active 266 DOM
8. 2026-06-10
   days on market $299,900 Active 264 DOM
9. 2026-06-09
   days on market $299,900 Active 263 DOM
10. 2026-06-08
    days on market $299,900 Active 262 DOM
11. 2026-06-05
    days on market $299,900 Active 258 DOM
12. 2026-06-02
    days on market $299,900 Active 256 DOM
13. 2026-06-01
    days on market $299,900 Active 255 DOM
14. 2026-05-31
    days on market $299,900 Active 254 DOM
15. 2026-05-30
    days on market $299,900 Active 253 DOM
16. 2026-04-06
    price $299,900
17. 2026-03-04
    price $309,900
18. 2026-01-26
    price $319,900
19. 2025-11-19
    price $334,900
20. 2025-09-19
    listed $344,900 Active
21. 2025-07-09
    historical
22. 2025-03-01
    price $379,500
23. 2024-07-09
    listed $383,500 Active
24. 2024-06-01
    historical
25. 2024-04-29
    price $389,900
26. 2024-01-03
    status Active
27. 2023-12-30
    historical
28. 2023-11-01
    price $399,900
29. 2023-09-15
    price $446,500
30. 2023-07-10
    listed $448,900 Active
31. 2023-07-08
    historical
32. 2023-04-07
    price $444,998
33. 2023-01-09
    listed $450,000 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: $4,961 · $413/mo
• Projected year-2 tax: $4,961 · $413/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,033
• − Mortgage interest: −$16,799
• − Property taxes: −$4,961
• − Insurance: −$6,618
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$10,764
• − Depreciation: −$8,724
• Taxable loss: −$23,479
• Est. tax savings @ 24.0%: +$5,635
• After-tax cash flow: $-12,645/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

-33.4% since first listed

18 events — show timeline

• 2026-04-06 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $334,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $344,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Price Changed $379,500 Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Listed $383,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Price Changed $389,900 Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-11-01 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Price Changed $446,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-10 Listed $448,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Price Changed $444,998 Stellar MLS as Distributed by MLS Grid
• 2023-01-09 Listed $450,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2025): $4,961 · -5.9% YoY. Source: county tax records.