26209 Coral Lakes Dr · Punta Gorda, FL 33955

$319,999

4 bd · 2.0 ba · 1,828 sqft · Land · 69 Days on market

Built 2026 6,250 sqft lot $167/mo HOA · 5% of rent ↓ 8% 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 +16.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• 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

Under Construction. Discover your new home in Coral Lakes, Punta Gorda’s vibrant new community by D. R. Horton! Ideally located off Burnt Store Road, this thoughtfully planned neighborhood will feature more than 800 beautiful homes once complete. The Cali model offers 4 bedrooms, 2 full bathrooms, and 1828 sq. ft. of bright, open living space. Enjoy quartz countertops, a modern kitchen, and smart home technology designed to make everyday living effortless. At Coral Lakes, you’ll experience resort-style living with amenities including a sparkling pool, five pickleball courts, a clubhouse, fitness center, event lawn, and a play area – all just steps from your front door. Fin

Key facts

• Event lawn
• Fitness center
• Pickleball courts

Tags

• SMART HOME TECHNOLOGY
• RESORT-STYLE LIVING
• PICKLEBALL COURTS
• CLUBHOUSE
• FITNESS CENTER
• EVENT LAWN

Property features AI

Finance

• Other: CDD applicable; Lease restrictions apply
• Financial info: Other annual assessment: $2,913; Taxes listed (not included per instructions)
• HOA & community: HOA required (monthly fee $167); Association amenities include clubhouse, fitness center, pool, playground, pickleball courts, community mailbox, sidewalks, street lights, and vehicle/fence restrictions; Association approval required; Pets allowed with number and size limits (max pet weight 130 lbs)

Exterior

• Parking: Driveway; Attached garage with garage door opener; 2-car garage
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Fiber optics available; Underground utilities; Fire hydrant nearby; Water connected; Sewer connected
• Home design: Single-family residence; One story; Under construction (projected completion May 15, 2026); Northeast facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by DR Horton (model: Cali - D)
• Exterior features: Covered rear porch; Porch; Hurricane shutters; Sidewalk; Sprinkler (metered); Landscaped and private lot; Paved drive and streets

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen open to family room; Solid wood cabinets; Stone countertops; Double-pane windows; Shutters; Sliding doors; Inside utility room
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $301k (6.0% 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: 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; 6 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 $3,272/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 $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 69 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.02% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.1

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-38,545
• Equity at exit: $47,713

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-16,005
• Equity at exit: $27,668

Cash invested: $89,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,272 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$167
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $207

Break-even live

Break-even rent $3,011

Max offer price $319,999

Occupancy floor 89%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.62mi
27117 Treadmill Dr Punta Gorda, FL	5.0	3.0	2300	$3,500	$1.52	21d	1	1.00mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	21d	1	1.36mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	21d	1	1.36mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	21d	1	1.41mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	21d	1	1.47mi

HOA detail

• Monthly dues: $167 · $2,004/yr
• Likely covers: poolgym

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-21
   price $299,999
3. 2026-05-21
   price $319,999
4. 2026-04-28
   price $319,999
5. 2026-04-10
   price $322,999
6. 2026-03-13
   listed $326,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,266
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,141
• − Management: −$3,141
• − HOA: −$2,004
• − Depreciation: −$9,309
• Taxable loss: −$2,654
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $3,116/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

-8.3% since first listed

6 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $299,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $319,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $319,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $322,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $326,990 Stellar MLS as Distributed by MLS Grid