26629 Jasper Way · Punta Gorda, FL 33955

$269,499

4 bd · 2.5 ba · 1,874 sqft · Land · 137 Days on market

Built 2025 5,200 sqft lot $237/mo HOA · 7% of rent ↓ 8% since listing

---

Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

THIS HOME IS READY FOR YOU NOW!! Discover the allure of Lennar's single-family homes at Turnleaf, just an hour’s drive to the picturesque beaches and endless adventures in Punta Gorda, FL. Embrace an active and healthy lifestyle with an array of exclusive amenities including a clubhouse, swimming pool, pickleball court, playground and bocce court. Step inside and experience this thoughtfully designed two-story home, offering 1,874 square feet of stylish living space built for comfort and convenience. The heart of the main floor centers around an open-concept kitchen featuring brand-new stainless steel appliances, durable quartz countertops and elegant white Shaker-style cabinetry. Flo

Key facts

• Pickleball court
• Bocce court
• Clubhouse

Tags

• EXCLUSIVE AMENITIES
• CLUBHOUSE
• SWIMMING POOL
• PICKLEBALL COURT
• PLAYGROUND
• BOCCE COURT

Property features AI

Finance

• Financial info: CDD present; Lease restrictions apply
• HOA & community: Community HOA (ICON) with required association approval; Monthly HOA approximately $237.82; Quarterly association fee includes pool, internet, grounds maintenance, management and recreational facilities; Community amenities: clubhouse, pool, fitness center, playground, dog park, pickleball courts, trails, sidewalks, street lights, community mailbox, deed restrictions, irrigation with reclaimed water

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; BB/HS internet available; Underground utilities; Water available and connected; Sewer available and connected
• Home design: Single family residence; One story; New construction; South-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built by Lennar Homes (Columbus model)
• Exterior features: Landscape with trees; Lighting; Sidewalk; Irrigation equipment; Sprinkler recycled

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry room; Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $269k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: schools A+, crime A+, health & safety A+; 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.
• Market conditions: 1481 active listings in the ZIP; 9 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).
• At $3,249/mo this rent would consume 51% 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 $8k 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 137 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,159 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. 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: 1.21% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.9

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-4,441
• Equity at exit: $40,183

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $46,936
• Equity at exit: $23,301

Cash invested: $75,460 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,249 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$112
• HOA: −$237
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $614

Break-even live

Break-even rent $2,472

Max offer price $269,499

Occupancy floor 76%

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	13d	1	0.10mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	21d	1	0.53mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	1.23mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	21d	1	1.27mi
13263 Valrico Ter Punta Gorda, FL	3.0	2.0	1628	$1,500	$0.92	21d	1	1.37mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	21d	1	1.37mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	21d	1	1.38mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	21d	1	1.39mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	21d	1	1.43mi

HOA detail

• Monthly dues: $237 · $2,844/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-20
   price $269,499
3. 2026-04-17
   price $279,499
4. 2026-03-05
   price $297,499
5. 2026-02-18
   price $294,499
6. 2026-01-07
   price $299,499
7. 2025-12-18
   listed $294,499 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: $2,280 · $190/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: $38,990
• − Mortgage interest: −$15,096
• − Property taxes: −$2,280
• − Insurance: −$1,347
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − HOA: −$2,844
• − Depreciation: −$7,840
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $6,569/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

-8.5% since first listed

7 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $269,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $279,499 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $297,499 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $294,499 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $299,499 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listed $294,499 Stellar MLS as Distributed by MLS Grid