9486 Turtle Grass Cir · Punta Gorda, FL 33950

$299,999

4 bd · 2.0 ba · 1,828 sqft · Land · 170 Days on market

Built 2025 8,212 sqft lot $180/mo HOA · 7% of rent ↓ 9% 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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

Key facts

• Landscaped lawn
• Irrigation system
• Paver lanai

Tags

• SOLID SURFACE COUNTERTOPS
• SMART HOME TECHNOLOGY PACKAGE
• LUXURY VINYL PLANK FLOORING
• PAVER LANAI
• IRRIGATION SYSTEM
• LANDSCAPED LAWN

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $3,099; Total annual fees (community): $2,171.40; Lease restrictions apply
• HOA & community: HOA with monthly fee of $180.95 (includes access to pool); Association amenities: gated community, park, pool; Association approval required; Community features: community mailbox, deed restrictions, sidewalks, street lights

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Sewer and water connected; Underground utilities; Sprinkler recycled
• Home design: Single family residence; One story; Under construction (projected completion Feb 20, 2026); Faces west
• Construction: Block construction; Shingle roof; Slab foundation; New construction by DR Horton (model: Cali - D)
• Exterior features: Covered patio/porch; Exterior lighting; Sliding doors; Landscaped yard with irrigation (reclaimed water); Paved lot and private maintained road; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan with kitchen/family room combo; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Shutters
• 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 $300k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (15.1% below list).
• Recommended offer: $255k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 7 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).
• This rent runs 40% of the median local income ($76k/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 $9k 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 170 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $254,825 (15.1% 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 170 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-65,089
• Equity at exit: $44,731

10-year hold

• IRR: -29.2%
• Equity multiple: -0.15×
• Total profit: $-96,892
• Equity at exit: $25,938

Cash invested: $84,000 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$278 /mo · $3,333/yr
• Insurance: −$125
• HOA: −$180
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-143

Break-even live

Break-even rent $2,729

Max offer price $274,764

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9489 Turtle Grass Cir Punta Gorda, FL	4.0	2.0	1828	$2,500	$1.37	13d	1	0.03mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	13d	27	0.55mi
9975 Bishop Creek Way Punta Gorda, FL	3.0	2.0	1899	$2,300	$1.21	21d	1	0.71mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	21d	1	0.77mi
9996 Spring Gulch Ln Punta Gorda, FL	4.0	2.0	1950	$1,895	$0.97	21d	1	0.81mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	1.31mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	21d	1	1.39mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $299,999 Active 170 DOM
2. 2026-06-17
   days on market $299,999 Active 169 DOM
3. 2026-06-16
   days on market $299,999 Active 168 DOM
4. 2026-06-15
   days on market $299,999 Active 167 DOM
5. 2026-06-14
   days on market $299,999 Active 165 DOM
6. 2026-06-13
   days on market $299,999 Active 164 DOM
7. 2026-06-10
   days on market $299,999 Active 162 DOM
8. 2026-06-09
   days on market $299,999 Active 161 DOM
9. 2026-06-08
   days on market $299,999 Active 160 DOM
10. 2026-06-05
    days on market $299,999 Active 156 DOM
11. 2026-06-03
    days on market $299,999 Active 155 DOM
12. 2026-06-03
    price $299,999 Active 154 DOM
13. 2026-06-02
    days on market $309,999 Active 154 DOM
14. 2026-06-01
    days on market $309,999 Active 153 DOM
15. 2026-05-31
    days on market $309,999 Active 152 DOM
16. 2026-05-30
    days on market $309,999 Active 151 DOM
17. 2026-03-22
    price $309,999 667-char remark

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

18. 2026-03-19
    price $309,999
19. 2026-03-18
    price $311,620

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

20. 2026-03-18
    price $311,620 667-char remark

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

21. 2026-03-13
    price $314,999

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

22. 2026-03-13
    price $314,999 667-char remark

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

23. 2026-03-07
    price $329,999 667-char remark

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

24. 2026-01-01
    listed $341,620 Active 667-char remark

    Show marketing remark (667 chars)

    Under Construction. The Cali floor plan offers 1,828 square feet of comfort and modern living boasting four bedrooms, two bathrooms and a two-car garage. The thoughtfully designed kitchen features solid surface countertops, 36" cabinets and a Whirlpool stainless steel appliance package. Other exceptional interior features include a Smart Home Technology package, luxury vinyl plank flooring and calming carpet in the bedrooms. Appealing exterior features include a paver lanai and driveway and an irrigation system to keep your landscaped lawn beautiful all year round. Conveniently located near I-75, shopping, restaurants, parks, and the Punta Gorda Airport.

25. 2025-12-30
    listed $341,620 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: $3,333 · $278/mo
• Projected year-2 tax: $3,333 · $278/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: $30,579
• − Mortgage interest: −$16,805
• − Property taxes: −$3,333
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$2,160
• − Depreciation: −$8,727
• Taxable loss: −$6,838
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-73/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

• Census place: Punta Gorda, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

-9.3% since first listed

9 events — show timeline

• 2026-03-22 Price Changed $309,999 Zillow
• 2026-03-19 Price Changed $309,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $311,620 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $311,620 Zillow
• 2026-03-13 Price Changed $314,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $314,999 Zillow
• 2026-03-07 Price Changed $329,999 Zillow
• 2026-01-01 Listed $341,620 Zillow
• 2025-12-30 Listed $341,620 Stellar MLS as Distributed by MLS Grid