14141 Heritage Landing Blvd #934 · Punta Gorda, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +12.6/15.0
- Schools +5.5/10.0
- 1% rule +5.0/10.0
- Condition / age +4.8/5.0
- Cash flow +4.7/30.0
- Livability +3.8/5.0
- Rent growth +2.5/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$249,900
14141 Heritage Landing Blvd #934 · Punta Gorda, FL 33955
2 bd · 2.0 ba · 1,194 sqft · Condo
public records
· 144 Days on market
Built 2023
$209/sqft
· 11% below area
Est $282k · 11% under
$769/mo HOA · 31% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
SHOWS LIKE A MODEL! ENJOY GOLF & RESORT STYLE LIVING IN THIS SPACIOUS 2 BEDROOM, 2 BATH 3rd FLOOR CONDO IN HERITAGE LANDING WITH LAKE AND PRESERVE VIEWS! Northwestern exposure from screened balcony provides a great place to relax and enjoy amazing sunsets. Built in 2023, this immaculate condo is like new. Open floor plan features high ceilings, 18” diagonal tile flooring in main area, living room with large slider to balcony and spacious kitchen with quartz counters, stainless appliances, closet pantry and island with breakfast bar – great space for entertaining. Primary suite offers his and hers walk-in closets and ensuite bath with walk-in shower. Separate hall to additional bedroom and full bath gives guests plenty of privacy. Special features include impact windows and slider, storage closet across from elevator, 1 covered parking space and guest parking. Enjoy maintenance free living and a host of resort-style amenities including 18-hole Gordon Lewis designed championship golf course, pro shop and clubhouse. Multiple heated resort style swimming pools, clubhouse with chef inspired restaurants, fitness center, spa and sauna, pickleball, bocce ball, tennis and a host of social events. Convenient access for commuting north to Punta Gorda/Port Charlotte or south to Cape Coral/Fort Myers. Minutes to Burnt Store Marina and just a short drive to downtown historic Punta Gorda with arts, community events and entertainment. This fabulous condo is truly MOVE-IN-READY and a gem!
Key facts
- Quartz counters
- Preserve views
- Lake views
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $250k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-624 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $140k (44.1% below list).
- Meets the 1% rule at list price ($3k rent vs $250k).
- Recommended offer: $140k (44.1% below list) — sets the bar for cash-flow.
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: 1866 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
- This rent runs 39% 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 $7k 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 144 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
- 2 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.
Risks & watch-outs
- Watch-outs: HOA is 31% of rent.
Recommended offer
$139,587
(44.1% below list)
Questions for the listing agent
- 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?
- It's been on market 144 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.00% ✓
- Cap rate
- 3.29%
- Cash-on-cash
- -10.71%
- DSCR
- 0.52
- GRM
- 8.3
CMA / ARV
- ARV (median comp)
- $282,136
- List price
- $249,900
- Delta
- -11.43%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 14191 Heritage Landing Blvd #1234 | 0.21mi | 2/2.0 | 1,194 (0%) | 0mo | $205,000 | $172 | 90 |
| 14191 Heritage Landing Blvd #1215 | 0.21mi | 2/2.0 | 1,194 (0%) | 1mo | $192,500 | $161 | 90 |
| 14081 Heritage Landing Blvd #243 | 0.22mi | 2/2.0 | 1,194 (0%) | 1mo | $245,000 | $205 | 89 |
| 14191 Heritage Landing Blvd #1245 | 0.21mi | 2/2.0 | 1,154 (-3%) | 0mo | $255,000 | $221 | 84 |
| 14091 Heritage Landing Blvd #115 | 0.18mi | 2/2.0 | 1,120 (-6%) | 2mo | $210,000 | $188 | 80 |
| 14121 Heritage Landing Blvd #731 | 0.08mi | 3/2.0 (+1) | 1,407 (+18%) | 1mo | $280,000 | $199 | 65 |
| 14060 Heritage Landing Blvd #314 | 0.22mi | 2/2.0 | 1,366 (+14%) | 2mo | $300,000 | $220 | 64 |
| 14051 Heritage Landing Blvd #538 | 0.35mi | 3/2.0 (+1) | 1,407 (+18%) | 0mo | $237,000 | $168 | 54 |
| 14041 Heritage Landing Blvd #611 | 0.40mi | 3/2.0 (+1) | 1,407 (+18%) | 2mo | $275,000 | $195 | 50 |
| 15550 Burnt Store Rd #202 | 1.30mi | 2/2.0 | 1,083 (-9%) | 1mo | $151,250 | $140 | 48 |
| 14277 Heritage Landing Blvd #1314 | 0.65mi | 2/2.0 | 1,438 (+20%) | 1mo | $246,600 | $171 | 44 |
| 15550 Burnt Store Rd #229 | 1.30mi | 2/2.0 | 1,035 (-13%) | 2mo | $75,000 | $72 | 41 |
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
- -35.3%
- Equity multiple
- -0.14×
- Total profit
- $-79,689
- Equity at exit
- $37,261
10-year hold
- IRR
- -44.5%
- Equity multiple
- -0.69×
- Total profit
- $-118,258
- Equity at exit
- $21,607
Cash invested: $69,972 (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.
Active competition Active MLS
- For sale now
- 2 active · 4 under contract
- Median asking
- $240,700 ($207/sqft)
- Median days on market
- 95 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +13.9% above 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
- 1866
- Price-to-rent
- 8.3×
Monthly cashflow live
↻
- Estimated rent
- $2,507 medium interval (Pro) →
- Mortgage (P&I)
- −$1,311
- Tax from tax record
- −$422 /mo · $5,060/yr
- Insurance
- −$104
- HOA
- −$769
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$527
- Net cashflow
- $-624
Break-even live
Break-even rent
$3,298
Max offer price
$139,587
Occupancy floor
—
Sensitivity live
| Price | -10% $-483 | -5% $-554 | +0% $-624 | +5% $-695 | +10% $-766 |
|---|---|---|---|---|---|
| Rent | -10% $-823 | -5% $-723 | +0% $-624 | +5% $-525 | +10% $-426 |
| Rate | -1.0pp $-499 | -0.5pp $-561 | base $-624 | +0.5pp $-689 | +1.0pp $-755 |
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
- $62,475
- Closing costs
- $7,497
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 36 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 14131 Heritage Landing Blvd #844 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $2,200 | $1.96 | 6d | 1 | 0.03mi |
| 14141 Heritage Landing Blvd #932 Punta Gorda, FL | 2.0 | 2.0 | 1198 | $1,699 | $1.42 | 6d | 1 | 0.04mi |
| 14141 Heritage Landing Blvd #935 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $4,000 | $3.57 | 6d | 1 | 0.04mi |
| 14121 Heritage Landing Blvd #743 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $6,000 | $5.36 | 116d | 1 | 0.04mi |
| 14141 Heritage Landing Blvd #922 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $2,200 | $1.91 | 116d | 1 | 0.06mi |
| 14121 Heritage Landing Blvd Punta Gorda, FL | 2.0 | 2.0 | 1157 | $3,925 | $3.39 | 6d | 3 | 0.07mi |
| 14091 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL | 2.0 | 2.0 | 1194 | $5,000 | $4.19 | 116d | 1 | 0.14mi |
| 14091 Heritage Landing Blvd Punta Gorda, FL | 2.0 | 2.0 | 1174 | $5,250 | $4.47 | 6d | 2 | 0.14mi |
| 14161 Heritage Landing Blvd #1118 Punta Gorda, FL | 2.0 | 2.0 | 1407 | $1,800 | $1.28 | 116d | 1 | 0.17mi |
| 14081 Heritage Landing Blvd #223 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $5,500 | $4.77 | 6d | 1 | 0.18mi |
| 14161 Heritage Landing Blvd #1121 Punta Gorda, FL | 3.0 | 2.0 | 1301 | $1,750 | $1.35 | 6d | 1 | 0.18mi |
| 14161 Heritage Landing Blvd #1112 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $5,500 | $4.77 | 6d | 1 | 0.18mi |
| 14071 Heritage Landing Blvd #325 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $6,000 | $5.36 | 5d | 1 | 0.22mi |
| 14071 Heritage Landing Blvd #316 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $6,000 | $5.20 | 6d | 1 | 0.22mi |
| 14191 Heritage Landing Blvd #1214 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $1,585 | $1.42 | 116d | 1 | 0.26mi |
| 14061 Heritage Landing Blvd Punta Gorda, FL | 2.0 | 2.0 | 1159 | $4,250 | $3.67 | 5d | 2 | 0.27mi |
| 14061 Heritage Landing Blvd Punta Gorda, FL | 2.0–3.0 | 2.0 | 1302 | $4,000 | $3.07 | 116d | 3 | 0.27mi |
| 14061 Heritage Landing Blvd #444 Punta Gorda, FL | 2.0 | 2.0 | 1120 | $6,000 | $5.36 | 3d | 1 | 0.27mi |
| 14051 Heritage Landing Blvd Punta Gorda, FL | 2.0–3.0 | 2.0 | 1280 | $4,000 | $3.12 | 116d | 2 | 0.30mi |
| 14201 Heritage Landing Blvd Unit 1338 Punta Gorda, FL | 3.0 | 2.0 | 1301 | $6,000 | $4.61 | 116d | 1 | 0.31mi |
| 14201 Heritage Landing Blvd #1312 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $1,750 | $1.52 | 116d | 1 | 0.31mi |
| 14051 Heritage Landing Blvd Unit Reservation spot 1 Punta Gorda, FL | 2.0 | 2.0 | 1198 | $2,600 | $2.17 | 116d | 1 | 0.31mi |
| 14194 Heritage Landing Blvd #614 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $1,995 | $1.46 | 0d | 1 | 0.34mi |
| 14211 Heritage Landing Blvd Unit 1444 Punta Gorda, FL | 2.0 | 2.0 | 1198 | $5,000 | $4.17 | 6d | 1 | 0.35mi |
| 14041 Heritage Landing Blvd #642 Punta Gorda, FL | 2.0 | 2.0 | 1154 | $6,000 | $5.20 | 116d | 1 | 0.36mi |
| 14041 Heritage Landing Blvd #634 Punta Gorda, FL | 2.0 | 2.0 | 1239 | $6,000 | $4.84 | 6d | 1 | 0.36mi |
| 14221 Heritage Landing Blvd Unit 2014 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $6,000 | $4.39 | 116d | 1 | 0.41mi |
| 14184 Heritage Landing Blvd Punta Gorda, FL | 2.0 | 2.0 | 1366 | $4,222 | $3.09 | 6d | 3 | 0.42mi |
| 14224 Heritage Landing Blvd Unit 1 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $4,500 | $3.29 | 116d | 1 | 0.49mi |
| 14251 Heritage Landing Blvd Unit 1723 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $6,000 | $4.39 | 116d | 1 | 0.57mi |
| 14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $4,800 | $3.51 | 109d | 1 | 0.57mi |
| 14251 Heritage Landing Blvd Unit 1713 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $4,800 | $3.51 | 6d | 1 | 0.57mi |
| 14271 Heritage Landing Blvd Punta Gorda, FL | 2.0 | 2.0 | 1355 | $6,500 | $4.80 | 116d | 1 | 0.58mi |
| 14261 Heritage Landing Blvd #1615 Punta Gorda, FL | 2.0 | 2.0 | 1366 | $6,000 | $4.39 | 116d | 1 | 0.61mi |
| 14271 Heritage Landing Blvd #1527 Punta Gorda, FL | 2.0 | 2.0 | 1422 | $2,800 | $1.97 | 116d | 1 | 0.66mi |
| 14040 Heritage Landing Blvd #113 Punta Gorda, FL | 2.0 | 2.0 | 1438 | $6,500 | $4.52 | 116d | 1 | 0.75mi |
Property features AI
Finance
- Other
- Directions: Burnt Store Road to gate at Heritage Landing; at circle turn right and follow to 14151 Heritage Landing Blvd condo
- Financial info
- Other annual assessment listed ($1,374)Lease restrictions apply
- HOA & community
- Monthly condo fee of $457 (quarterly billing noted; condo fees listed quarterly elsewhere)Total monthly fees equivalent listed as $769.17 and total annual fees $9,230Association names: Gateway Management and ICONAssociation approval required for buyersAssociation amenities include clubhouse, fitness center, pool, tennis, racquetball, pickleball, shuffleboard, golf course access, recreational facilities, maintenance, security, private road, and community trash/sewer/water servicesCommunity features include deed restrictions, community mailbox, sidewalks, and special community restrictionsPets allowed with restrictions (breed and number limits)
Exterior
- Parking
- Assigned parkingCovered parkingGuest parking
- Security
- Gated community24-hour guarded entry (included in association)
- Utilities
- Public waterPublic sewerElectricity connectedCable availableBroadband/high-speed internet availableUnderground utilitiesWater connectedSewer connected
- Home design
- CondominiumOne-level unit on the 3rd floorFaces southeastResidential, planned development (PD)
- Construction
- Block and stucco constructionTile roofSlab foundationBuilt as part of the Heritage Landing building 14141
- Exterior features
- Rear screened porchBalconySliding doorsSidewalksLandscaped groundsNear golf coursePaved surfaces
Interior
- Kitchen
- CooktopDishwasherDisposalMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- Open floor plan with living room/dining room comboSplit bedroom layoutSolid surface countersSolid wood cabinetsOther
- Laundry & utility
- WasherDryerLaundry closet
HOA detail $769/mo · $9,228/yr condo
- Likely covers
- poolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $249,900 Active 144 DOM
-
2026-09-22days on market $249,900 Active 143 DOM
-
2026-09-21days on market $249,900 Active 142 DOM
-
2026-09-20days on market $249,900 Active 141 DOM
-
2026-09-19days on market $249,900 Active 140 DOM
-
2026-09-17days on market $249,900 Active 138 DOM
-
2026-09-16days on market $249,900 Active 137 DOM
-
2026-09-15days on market $249,900 Active 136 DOM
-
2026-09-14days on market $249,900 Active 135 DOM
-
2026-09-13days on market $249,900 Active 134 DOM
-
2026-09-12days on market $249,900 Active 133 DOM
-
2026-09-11days on market $249,900 Active 132 DOM
-
2026-09-05days on market $249,900 Active 126 DOM
-
2026-09-04price $249,900 Active 125 DOM
-
2026-09-04days on market $254,900 Active 125 DOM
-
2026-09-03days on market $254,900 Active 124 DOM
-
2026-08-31days on market $254,900 Active 121 DOM
-
2026-08-30days on market $254,900 Active 120 DOM
-
2026-08-29days on market $254,900 Active 119 DOM
-
2026-08-28days on market $254,900 Active 118 DOM
-
2026-08-27days on market $254,900 Active 117 DOM
-
2026-08-26days on market $254,900 Active 116 DOM
-
2026-08-25days on market $254,900 Active 115 DOM
-
2026-08-24days on market $254,900 Active 114 DOM
-
2026-08-23days on market $254,900 Active 113 DOM
-
2026-08-22days on market $254,900 Active 112 DOM
-
2026-08-21days on market $254,900 Active 111 DOM
-
2026-08-20days on market $254,900 Active 110 DOM
-
2026-08-19days on market $254,900 Active 109 DOM
-
2026-08-18days on market $254,900 Active 108 DOM
-
2026-08-17days on market $254,900 Active 107 DOM
-
2026-08-16days on market $254,900 Active 106 DOM
-
2026-08-15days on market $254,900 Active 105 DOM
-
2026-08-14days on market $254,900 Active 104 DOM
-
2026-08-13days on market $254,900 Active 103 DOM
-
2026-08-12days on market $254,900 Active 102 DOM
-
2026-08-11days on market $254,900 Active 101 DOM
-
2026-08-10days on market $254,900 Active 100 DOM
-
2026-08-09days on market $254,900 Active 99 DOM
-
2026-08-08days on market $254,900 Active 98 DOM
-
2026-08-07days on market $254,900 Active 97 DOM
-
2026-08-06days on market $254,900 Active 96 DOM
-
2026-08-05days on market $254,900 Active 95 DOM
-
2026-08-04days on market $254,900 Active 94 DOM
-
2026-08-03days on market $254,900 Active 93 DOM
-
2026-08-01days on market $254,900 Active 90 DOM
-
2026-07-29days on market $254,900 Active 88 DOM
-
2026-07-27days on market $254,900 Active 86 DOM
-
2026-07-25days on market $254,900 Active 84 DOM
-
2026-07-24days on market $254,900 Active 83 DOM
ⓘ 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
- $5,060 · $422/mo
- Projected year-2 tax
- $5,060 · $422/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $30,089
- − Mortgage interest
- −$13,998
- − Property taxes
- −$5,060
- − Insurance
- −$1,250
- − Repairs & maintenance
- −$2,407
- − Management
- −$2,407
- − HOA
- −$9,228
- − Depreciation
- −$7,270
- Taxable loss
- −$11,531
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,767
- After-tax cash flow
- $-4,726/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 · 6 photos
95/100
None rehab
This 2-bedroom, 2-bath condo in Heritage Landing is in excellent condition with no visible repairs needed. It offers a spacious floor plan, lake and preserve views, and a golf course nearby. The property is move-in ready and would benefit from minor updates to the interior and smart home features to further enhance its value.
Value-add opportunities
- Resale Painting the interior walls — Fresh paint can enhance the appearance and appeal of the home. ↑
- Resale Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
- Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
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
- Severe rent burden
- 11% of renters
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 |
|
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+0.0% since first listed2 events — show timeline
- 2026-05-02 Listed $254,900 FORTMLS
- 2026-05-02 Listed $254,900 Stellar MLS as Distributed by MLS Grid
Property tax history
+3.8%/yrLatest (2025): $5,060 · +3.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…