26239 Coral Lakes Dr · Punta Gorda, FL 33955

$333,985

4 bd · 2.0 ba · 1,828 sqft · Land · 65 Days on market

Built 2026 6,250 sqft lot $167/mo HOA · 5% 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 +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• 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 MLS

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 children's play area - all just steps from your front door.

Key facts

• Event lawn
• Fitness center
• Pickleball courts

Tags

• SMART HOME TECHNOLOGY
• PICKLEBALL COURTS
• CLUBHOUSE
• FITNESS CENTER
• EVENT LAWN
• CHILDREN'S PLAY AREA

Property features AI

Finance

• Other: Total annual fees $2,004 (monthly $167)
• Financial info: Other annual assessment: $2,913; Lease restrictions apply
• HOA & community: HOA required (monthly fee $167); Association: Shamil Porto-Inframark; Association approval required; HOA includes pool and internet; Community amenities: clubhouse, fitness center, pool, playground, sidewalks, street lights, community mailbox; Additional community facilities: pickleball courts, gated areas; vehicle and fence restrictions; Pets allowed with number and size limits (max weight 130 lbs)

Exterior

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

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 and family room combo; Solid wood cabinets; Stone counters; Double pane windows; Shutters; Inside utility room
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room

🏗️ 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 $334k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (2.0% below list).
• Recommended offer: $314k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 1481 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 65 days — a 6% lower offer ($314k) 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 $313,945 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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: 0.98% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 8.5

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-46,967
• Equity at exit: $49,798

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-31,266
• Equity at exit: $28,877

Cash invested: $93,516 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,272 medium
• Mortgage (P&I): −$1,751
• Tax est. 1.5%: −$417 /mo · $5,010/yr
• Insurance: −$139
• HOA: −$167
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $110

Break-even live

Break-even rent $3,133

Max offer price $333,985

Occupancy floor 92%

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: $83,496
• Closing costs: $10,020
• 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	14d	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 18 events

1. 2026-06-18
   days on market $333,985 Active 65 DOM
2. 2026-06-17
   days on market $333,985 Active 64 DOM
3. 2026-06-16
   days on market $333,985 Active 63 DOM
4. 2026-06-15
   days on market $333,985 Active 62 DOM
5. 2026-06-14
   days on market $333,985 Active 60 DOM
6. 2026-06-13
   days on market $333,985 Active 59 DOM
7. 2026-06-10
   days on market $333,985 Active 57 DOM
8. 2026-06-09
   days on market $333,985 Active 56 DOM
9. 2026-06-08
   days on market $333,985 Active 55 DOM
10. 2026-06-07
    days on market $333,985 Active 54 DOM
11. 2026-06-05
    days on market $333,985 Active 51 DOM
12. 2026-06-03
    days on market $333,985 Active 50 DOM
13. 2026-06-02
    days on market $333,985 Active 49 DOM
14. 2026-06-01
    days on market $333,985 Active 48 DOM
15. 2026-05-31
    days on market $333,985 Active 47 DOM
16. 2026-05-30
    days on market $333,985 Active 46 DOM
17. 2026-04-15
    listed $333,985 Active 668-char remark

    Show marketing remark (668 chars)

    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 children's play area - all just steps from your front door.

18. 2026-04-14
    listed $333,985 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: −$18,708
• − Property taxes: −$5,010
• − Insurance: −$1,670
• − Repairs & maintenance: −$3,141
• − Management: −$3,141
• − HOA: −$2,004
• − Depreciation: −$9,716
• Taxable loss: −$4,125
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $2,309/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

+0.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $333,985 Zillow
• 2026-04-14 Listed $333,985 Stellar MLS as Distributed by MLS Grid