9480 Turtle Grass Cir · Punta Gorda, FL 33950

$299,999

4 bd · 2.0 ba · 1,828 sqft · Land · 27 Days on market

Built 2025 9,100 sqft lot $152/mo HOA · 6% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home at Seagrass, a new gated community in Punta Gorda, FL at the corner of Tamiami Trail and Jones Loop Rd. Offering a resort style pool, passive park, event lawn, and a kayak launch leading out to the brackish waters. Conveniently close to shopping and Interstate 75 for easy travel. New restaurants such as Chick-Fillet, Chipotle, and Starbucks are almost finished construction just on the other side of Jones Loop Rd. The ever most popular Cali floorplan comes with four bedrooms and two bathrooms at 1828 square feet living space. Aligned with light toned Revwood laminate flooring in the living areas, and a soft premium carpet in the bedrooms. Bright quartz countertops throughout. Stainless steel Whirlpool appliances. Smart home automation and impact windows. Come out for a tour and discover the lifestyle you have been waiting for

Key facts

• 9,100 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply
• Financial info: Other annual assessment: $3,099; Total annual fees: $1,830 (monthly approx. $152.50)
• HOA & community: HOA required; monthly fee approx. $152.50 (includes pool); Association amenities: gated community, park, pool; Association approval required; Community features include mailbox, deed restrictions, reclaimed water irrigation, sidewalks and street lights; Pets allowed (with limits)

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener; Driveway parking; Covered parking
• Security: Gated community with security gate; Smoke detectors
• Utilities: Public water; Canal/lake available for irrigation; Public sewer; Electricity connected; Water connected; Sewer connected; Underground utilities; BB/HS internet available; Cable available; Sprinkler recycled
• Home design: Single-family residence; One story; Completed new construction; Northwest facing
• Construction: Block construction; Shingle roof; Slab foundation; Built by DR Horton (model: Cali - C)
• Exterior features: Covered rear porch and patio; Covered patio; Sidewalks; Exterior lighting; Irrigation equipment; Trees and landscaped grounds; Florida-friendly/native landscaping; Oversized, landscaped, irregular lot (paved, asphalt road); Boat ramp access (private) with access to brackish water, creek and river

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Eat-in kitchen; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Storm windows
• Laundry & utility: Laundry room with washer and electric dryer hookups

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 $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.8% 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 5.8% 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); 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: Rents soft (-0.1%/yr); 1004 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 27 days — a 2% lower offer ($295k) 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.

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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• 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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-63,323
• Equity at exit: $44,731

10-year hold

• IRR: -27.2%
• Equity multiple: -0.11×
• Total profit: $-93,128
• 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: 1004
• 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: −$152
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-115

Break-even live

Break-even rent $2,694

Max offer price $279,710

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-30	+0% $-115	+5% $-200	+10% $-285
Rent	-10% $-316	-5% $-216	+0% $-115	+5% $-14	+10% $86
Rate	-1.0pp $36	-0.5pp $-39	base $-115	+0.5pp $-193	+1.0pp $-272

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	15d	1	0.03mi
26120 Jones Loop Rd Punta Gorda, FL	3.0	1.0–2.0	1105	$2,275	$2.06	15d	27	0.55mi
9975 Bishop Creek Way Punta Gorda, FL	3.0	2.0	1899	$2,300	$1.21	23d	1	0.71mi
9984 Spring Gulch Ln Punta Gorda, FL	3.0	2.0	1507	$1,849	$1.23	23d	1	0.77mi
9996 Spring Gulch Ln Punta Gorda, FL	4.0	2.0	1950	$1,895	$0.97	23d	1	0.81mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	23d	1	1.31mi
7361 S Plum Tree Punta Gorda, FL	3.0	2.0	1373	$1,900	$1.38	23d	1	1.39mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: waterpoolsecurity

Listing history 5 events

1. 2026-06-01
   statusdays on market $299,999 Pending 27 DOM
2. 2026-05-31
   days on market $299,999 Active 26 DOM
3. 2026-05-30
   days on market $299,999 Active 25 DOM
4. 2026-05-06
   listed $299,999 Active 861-char remark

   Show marketing remark (861 chars)

   Welcome to your new home at Seagrass, a new gated community in Punta Gorda, FL at the corner of Tamiami Trail and Jones Loop Rd. Offering a resort style pool, passive park, event lawn, and a kayak launch leading out to the brackish waters. Conveniently close to shopping and Interstate 75 for easy travel. New restaurants such as Chick-Fillet, Chipotle, and Starbucks are almost finished construction just on the other side of Jones Loop Rd. The ever most popular Cali floorplan comes with four bedrooms and two bathrooms at 1828 square feet living space. Aligned with light toned Revwood laminate flooring in the living areas, and a soft premium carpet in the bedrooms. Bright quartz countertops throughout. Stainless steel Whirlpool appliances. Smart home automation and impact windows. Come out for a tour and discover the lifestyle you have been waiting for

5. 2026-05-05
   listed $299,999 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: −$1,824
• − Depreciation: −$8,727
• Taxable loss: −$6,502
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $182/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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $299,999 Zillow
• 2026-05-05 Listed $299,999 Stellar MLS as Distributed by MLS Grid