13419 Turnleaf Blvd · Punta Gorda, FL 33955

$324,990

4 bd · 2.5 ba · 2,103 sqft · Land · 230 Days on market

Built 2025 5,588 sqft lot $274/mo HOA · 9% of rent ↓ 22% 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• 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 MLS

Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

Key facts

• 5,588 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included; Permit number: 2025-168
• Financial info: CDD applicable; Other annual assessment approximately $1,947
• HOA & community: HOA managed by First Service Residential; Monthly HOA fee of $274 (includes pool and grounds maintenance); Association amenities: cable TV, clubhouse, fitness center, park, playground, tennis courts; deed restrictions; community mailbox; sidewalks; pool; maintenance; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family residence; Two levels; New construction; North-facing
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; Built by DREAM FINDERS HOMES (Model: FLORENCE); Projected completion date: 2025-12-31
• Exterior features: Hurricane shutters; Outdoor lighting; Sidewalks; Sliding doors; Irrigation equipment; Cleared lot; Paved and asphalt road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Thermostat; Walk-in closets; Smoke detector(s)
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (1.6% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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); 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,199/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 $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 230 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 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 $285,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.98% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.5

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-38,346
• Equity at exit: $48,457

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-14,725
• Equity at exit: $28,099

Cash invested: $90,997 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,199 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$135
• HOA: −$274
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $223

Break-even live

Break-even rent $2,916

Max offer price $324,990

Occupancy floor 88%

Sensitivity live

Price	-10% $407	-5% $315	+0% $223	+5% $131	+10% $39
Rent	-10% $-29	-5% $97	+0% $223	+5% $350	+10% $476
Rate	-1.0pp $387	-0.5pp $306	base $223	+0.5pp $139	+1.0pp $54

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	14d	1	0.24mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	21d	1	0.63mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	1.09mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	21d	1	1.14mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	21d	1	1.24mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	21d	1	1.24mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	21d	1	1.24mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	21d	1	1.29mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	21d	1	1.41mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	21d	1	1.42mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	21d	2	1.43mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	21d	3	1.45mi

HOA detail

• Monthly dues: $274 · $3,288/yr

Listing history 18 events

1. 2026-05-09
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

2. 2026-05-09
   status Pending

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

3. 2026-04-27
   status Active 718-char remark

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

4. 2026-04-15
   status Active
5. 2026-03-28
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

6. 2026-03-18
   status Pending
7. 2026-03-10
   price $324,990 718-char remark

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

8. 2026-03-10
   price $324,990

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

9. 2026-02-18
   price $331,535 718-char remark

   Show marketing remark (718 chars)

   Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

10. 2026-02-18
    price $331,535

    Show marketing remark (718 chars)

    Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

11. 2026-02-11
    listed $330,990 Active 718-char remark

    Show marketing remark (718 chars)

    Discover elegance and comfort in this well-appointed 4-bedroom, 2.5 bath home, offering 2103 square ft of stylish two-story living. The Owner’s suite and laundry are conveniently located on the main floor. The modern gourmet kitchen, designed with sophistication and functionality, serves as the heart of the home, perfect for everyday meals or hosting special occasions. Thoughtfully crafted with a seamless blend of style and practicality, this residence creates an inviting setting for both daily life and memorable gatherings. Experience the perfect harmony of luxury and livability in every detail. One or more photo(s) has been virtually staged. Self-guided tours available. Land, Site, and Tax Information

12. 2025-12-31
    price $330,990
13. 2025-12-20
    price $369,990
14. 2025-12-03
    price $370,535
15. 2025-10-18
    price $369,990
16. 2025-09-07
    price $415,273
17. 2025-09-05
    price $440,273
18. 2025-08-24
    listed $415,773 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: $2,280 · $190/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$418/yr (+$35/mo · 18.3%)

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

Taxation est. · year 1

• Rental income: $38,387
• − Mortgage interest: −$18,204
• − Property taxes: −$2,280
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − HOA: −$3,288
• − Depreciation: −$9,454
• Taxable loss: −$2,606
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $3,307/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

-21.8% since first listed

18 events — show timeline

• 2026-05-09 Pending — FORTMLS
• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — FORTMLS
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Pending — FORTMLS
• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $324,990 FORTMLS
• 2026-03-10 Price Changed $324,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $331,535 FORTMLS
• 2026-02-18 Price Changed $331,535 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $330,990 FORTMLS
• 2025-12-31 Price Changed $330,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $369,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $370,535 Stellar MLS as Distributed by MLS Grid
• 2025-10-18 Price Changed $369,990 Stellar MLS as Distributed by MLS Grid
• 2025-09-07 Price Changed $415,273 Stellar MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $440,273 Stellar MLS as Distributed by MLS Grid
• 2025-08-24 Listed $415,773 Stellar MLS as Distributed by MLS Grid