14191 Poppy Field Loop · Punta Gorda, FL 33955

$338,900

3 bd · 2.0 ba · 1,917 sqft · Townhouse · 65 Days on market

Built 2024 Good condition $177/sqft · at area comps Est $353k · at est.

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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 +12.7/30.0
• ARV discount +9.3/15.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to resort-style living in Luxurious Heritage Landing Golf & Country Club! Walk through the Hurricane Full Glass front entry door into this Beautifully 3-bedroom, 2-bathroom First Floor (no stairs) Coach Home with open-concept floor plan features 1,917 square feet of living space with tiled floors throughout. This home is perfect for entertaining family and friends or just relaxing at home. The spacious kitchen has a large island with quartz countertops, shaker style cabinetry, stainless steel appliances, and a larger pantry for extra storage.

Key facts

• Spacious kitchen
• Larger pantry
• Built 2024

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• SHAKER STYLE CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGER PANTRY
• DOUBLE WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $339k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-35 ($-415/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (13.8% below list).
• Recommended offer: $292k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% 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: 1669 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,921/mo this rent would consume 46% of the median local household income ($77k/yr) — 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 65 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Recommended offer $292,091 (13.8% 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 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $353,057
• List price: $338,900
• Delta: -4.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14186 Poppy Field Loop #4911	0.03mi	3/2.0	1,917 (0%)	4mo	$329,000	$172	95
14640 Sycamore Ct #2812	0.29mi	3/2.0	1,917 (0%)	3mo	$430,000	$224	84
14009 Black Beauty Dr #212	0.42mi	3/2.0	1,917 (0%)	2mo	$350,000	$183	79
14025 Black Beauty Dr #412	0.38mi	3/2.0	1,917 (0%)	4mo	$408,000	$213	79
14132 Poppy Field Loop #4022	0.18mi	3/2.0	2,100 (+10%)	0mo	$358,000	$170	76
14009 Black Beauty Dr #222	0.42mi	3/2.0	2,110 (+10%)	3mo	$435,000	$206	62
14194 Heritage Landing Blvd #621	0.23mi	2/2.0 (-1)	1,655 (-14%)	2mo	$350,000	$211	60
14204 Heritage Landing Blvd #721	0.26mi	2/2.0 (-1)	1,655 (-14%)	4mo	$349,000	$211	57
14214 Heritage Landing Blvd #821	0.29mi	2/2.0 (-1)	1,655 (-14%)	5mo	$357,500	$216	54
14234 Heritage Landing Blvd #1016	0.36mi	2/2.0 (-1)	1,655 (-14%)	1mo	$320,000	$193	54
14060 Heritage Landing Blvd #311	0.35mi	2/2.0 (-1)	1,655 (-14%)	4mo	$345,000	$208	53
14281 Heritage Landing Blvd #1411	0.53mi	2/2.0 (-1)	1,655 (-14%)	0mo	$231,000	$140	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-57,072
• Equity at exit: $50,531

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-52,351
• Equity at exit: $29,302

Cash invested: $94,892 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 10 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $414,450 ($214/sqft)
• Median days on market: 89 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -13.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33955

• Home prices YoY: -24.5%
• Active inventory: 1669
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$1,777
• Tax est. 1.5%: −$424 /mo · $5,084/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-35

Break-even live

Break-even rent $2,965

Max offer price $333,902

Occupancy floor 96%

Sensitivity live

Price	-10% $200	-5% $83	+0% $-35	+5% $-152	+10% $-269
Rent	-10% $-265	-5% $-150	+0% $-35	+5% $81	+10% $196
Rate	-1.0pp $136	-0.5pp $52	base $-35	+0.5pp $-122	+1.0pp $-212

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: $84,725
• Closing costs: $10,167
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14185 Poppy Field Loop #5421 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	70d	1	0.02mi
14700 Cherry Blossom Way Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	70d	1	0.05mi
14161 Poppy Field Loop #5811 Punta Gorda, FL	3.0	2.0	1741	$4,200	$2.41	70d	1	0.11mi
14149 Poppy Field Loop #6011 Punta Gorda, FL	3.0	2.0	1741	$6,500	$3.73	70d	1	0.16mi
14132 Poppy Field Loop #4021 Punta Gorda, FL	3.0	2.0	2110	$6,500	$3.08	70d	1	0.19mi
14194 Heritage Landing Blvd #614 Punta Gorda, FL	2.0	2.0	1366	$1,995	$1.46	70d	1	0.23mi
14897 Cherry Blossom Way Punta Gorda, FL	3.0	2.0	2046	$9,000	$4.40	70d	1	0.23mi
14161 Heritage Landing Blvd #1118 Punta Gorda, FL	2.0	2.0	1407	$1,800	$1.28	70d	1	0.27mi
14184 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1366	$1,947	$1.43	70d	2	0.27mi
14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL	3.0	2.0	1301	$6,000	$4.61	70d	1	0.27mi
14649 Sycamore Ct #2912 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	70d	1	0.28mi
14656 Sycamore Ct #3211 Punta Gorda, FL	3.0	2.0	1741	$7,000	$4.02	70d	1	0.32mi
14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	70d	1	0.32mi
14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL	2.0	2.0	1366	$4,500	$3.29	70d	1	0.33mi
14224 Heritage Landing Blvd #921 Punta Gorda, FL	2.0	2.0	1569	$3,400	$2.17	70d	1	0.33mi
14231 Heritage Landing Blvd Unit 1928 Punta Gorda, FL	2.0	2.0	1596	$6,000	$3.76	70d	1	0.34mi
14680 Sycamore Ct #3722 Punta Gorda, FL	3.0	2.0	2110	$4,000	$1.90	70d	1	0.37mi
14241 Heritage Landing Blvd #1821 Punta Gorda, FL	2.0	2.0	1569	$6,000	$3.82	70d	1	0.37mi
14050 Heritage Landing Blvd #226 Punta Gorda, FL	2.0	2.0	1596	$6,500	$4.07	70d	1	0.39mi
14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL	2.0	2.0	1366	$4,800	$3.51	62d	1	0.40mi
14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	70d	1	0.40mi
14261 Heritage Landing Blvd #1615 Punta Gorda, FL	2.0	2.0	1366	$6,000	$4.39	70d	1	0.44mi
14271 Heritage Landing Blvd Punta Gorda, FL	2.0	2.0	1355	$6,500	$4.80	70d	1	0.46mi
25018 Longmeadow Dr Punta Gorda, FL	4.0	3.0	2251	$9,500	$4.22	70d	1	0.47mi
14271 Heritage Landing Blvd #1527 Punta Gorda, FL	2.0	2.0	1422	$2,800	$1.97	70d	1	0.48mi
14267 Heritage Landing Blvd #1222 Punta Gorda, FL	2.0	2.0	1569	$4,200	$2.68	70d	1	0.48mi
25191 Keygrass Ct Punta Gorda, FL	4.0	2.5	2572	$8,500	$3.30	70d	1	0.53mi
14061 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1302	$6,500	$4.99	70d	3	0.53mi
14040 Heritage Landing Blvd #113 Punta Gorda, FL	2.0	2.0	1438	$6,500	$4.52	70d	1	0.55mi
14051 Heritage Landing Blvd Punta Gorda, FL	2.0–3.0	2.0	1280	$6,000	$4.69	70d	2	0.57mi
25078 Golden Fern Dr Punta Gorda, FL	4.0	3.0	2477	$13,000	$5.25	70d	1	0.58mi
25222 Keygrass Ct Punta Gorda, FL	4.0	3.0	2247	$5,000	$2.23	70d	1	0.59mi
25115 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2245	$8,500	$3.79	70d	1	0.65mi
25199 Longmeadow Dr Punta Gorda, FL	3.0	3.0	2445	$9,500	$3.89	70d	1	0.69mi
25228 Longmeadow Dr Punta Gorda, FL	4.0	2.0	2251	$9,500	$4.22	70d	1	0.71mi
25186 Alicante Dr Punta Gorda, FL	4.0	2.0	1717	$2,095	$1.22	70d	1	1.27mi
16077 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	70d	1	1.42mi
16107 Badalona Dr Punta Gorda, FL	3.0	2.0	1508	$1,895	$1.26	70d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $338,900 Active 65 DOM
2. 2026-08-07
   days on market $338,900 Active 64 DOM
3. 2026-08-06
   days on market $338,900 Active 63 DOM
4. 2026-08-05
   days on market $338,900 Active 62 DOM
5. 2026-08-04
   days on market $338,900 Active 61 DOM
6. 2026-08-03
   days on market $338,900 Active 60 DOM
7. 2026-08-01
   days on market $338,900 Active 57 DOM
8. 2026-07-29
   days on market $338,900 Active 55 DOM
9. 2026-07-27
   days on market $338,900 Active 53 DOM
10. 2026-07-24
    days on market $338,900 Active 50 DOM
11. 2026-07-23
    days on market $338,900 Active 49 DOM
12. 2026-07-22
    days on market $338,900 Active 48 DOM
13. 2026-07-21
    days on market $338,900 Active 47 DOM
14. 2026-07-18
    days on market $338,900 Active 44 DOM
15. 2026-07-16
    days on market $338,900 Active 42 DOM
16. 2026-07-16
    days on market $338,900 Active 41 DOM
17. 2026-07-14
    days on market $338,900 Active 40 DOM
18. 2026-07-13
    days on market $338,900 Active 39 DOM
19. 2026-07-12
    days on market $338,900 Active 38 DOM
20. 2026-07-09
    days on market $338,900 Active 35 DOM
21. 2026-07-08
    days on market $338,900 Active 34 DOM
22. 2026-07-07
    days on market $338,900 Active 33 DOM
23. 2026-07-06
    days on market $338,900 Active 32 DOM
24. 2026-07-06
    days on market $338,900 Active 31 DOM
25. 2026-07-04
    days on market $338,900 Active 30 DOM
26. 2026-07-03
    days on market $338,900 Active 29 DOM
27. 2026-07-02
    days on market $338,900 Active 28 DOM
28. 2026-07-01
    days on market $338,900 Active 27 DOM
29. 2026-06-30
    days on market $338,900 Active 26 DOM
30. 2026-06-29
    days on market $338,900 Active 25 DOM
31. 2026-06-28
    days on market $338,900 Active 24 DOM
32. 2026-06-28
    days on market $338,900 Active 23 DOM
33. 2026-06-27
    days on market $338,900 Active 22 DOM
34. 2026-06-23
    days on market $338,900 Active 18 DOM
35. 2026-06-22
    days on market $338,900 Active 17 DOM
36. 2026-06-18
    days on market $338,900 Active 14 DOM
37. 2026-06-17
    days on market $338,900 Active 13 DOM
38. 2026-06-16
    days on marketlisting id $338,900 Active 12 DOM
39. 2026-06-16
    days on market $338,900 Active 30 DOM
40. 2026-06-15
    days on market $338,900 Active 29 DOM
41. 2026-06-14
    days on market $338,900 Active 27 DOM
42. 2026-06-13
    days on market $338,900 Active 26 DOM
43. 2026-06-10
    days on market $338,900 Active 24 DOM
44. 2026-06-09
    days on market $338,900 Active 23 DOM
45. 2026-06-08
    days on market $338,900 Active 22 DOM
46. 2026-06-05
    days on market $338,900 Active 18 DOM
47. 2026-06-02
    days on market $338,900 Active 16 DOM
48. 2026-06-01
    days on market $338,900 Active 15 DOM
49. 2026-05-31
    days on market $338,900 Active 14 DOM
50. 2026-05-30
    days on market $338,900 Active 13 DOM

ⓘ 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: $35,051
• − Mortgage interest: −$18,984
• − Property taxes: −$5,084
• − Insurance: −$1,694
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$9,859
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $1,068/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a luxurious and move-in-ready living experience with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary East Elementary School B+ FL #435/2,144 Nat'l #4,272/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

B Composite livability gradescore 76/100

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 · 198,646 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: 11% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-06-04 Listed $338,900 ForSaleByOwner.com