22481 Catherine Ave · Port Charlotte, FL 33952

$180,000

3 bd · 1.0 ba · 1,441 sqft · SingleFamily public records · 15 Days on market

Built 1962 Est $233k · 23% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE 3 BED/2.5 BATH HOME ALREADY SET UP FOR POSSIBLE IN-LAW LAY OUT (BEDROOM, BATH, KITCHEN). 200 AMP ELECTRICAL. TANKLESS HOT WATER SYSTEM. SQUARE FOOTAGE DOES NOT REFLECT CC APPRAISER # s. HOME LAYOUT OFFERS BUYERS MANY POSSIBILITIES. MINOR DAMAGEBEING REPAIRED.

Key facts

• Newer roof
• New central ac
• All tile floor

Tags

• NEW CENTRAL AC
• NEWER ROOF
• ALL TILE FLOOR
• NEWLY PAINTED IN AND OUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% in Port Charlotte — 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 65/100 on livability (#655 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $233,442
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2191 Morley St	0.18mi	3/2.0	1,539 (+7%)	17mo	$250,000	$162	62
22318 Alcorn Ave	0.59mi	4/2.0 (+1)	1,426 (-1%)	10mo	$305,000	$214	53
22126 Gatewood Ave	0.44mi	2/1.0 (-1)	1,326 (-8%)	16mo	$165,000	$124	48
1365 Alton Rd	0.67mi	3/2.0	1,332 (-8%)	7mo	$205,000	$154	46
1525 Alton Rd	0.40mi	2/2.0 (-1)	1,558 (+8%)	20mo	$255,000	$164	42
23046 Foote Ave	0.50mi	4/2.0 (+1)	1,579 (+10%)	16mo	$285,000	$180	38
2055 Hariet St	0.62mi	3/2.0	1,248 (-13%)	9mo	$192,000	$154	37
2548 Starlite Ln	0.69mi	2/2.0 (-1)	1,269 (-12%)	13mo	$175,000	$138	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-20,894
• Equity at exit: $26,839

10-year hold

• IRR: -7.8%
• Equity multiple: 0.57×
• Total profit: $-21,456
• Equity at exit: $15,563

Cash invested: $50,400 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$944
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $215

Break-even live

Break-even rent $1,582

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	0.27mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.37mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	21d	1	0.40mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	0.50mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	0.58mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.58mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	21d	1	0.60mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	0.61mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.66mi
21988 Cellini Ave Port Charlotte, FL	4.0	3.0	1500	$2,000	$1.33	21d	1	0.68mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	0.69mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	21d	1	0.70mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.73mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.80mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	13d	1	0.86mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	21d	1	0.93mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.97mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	21d	1	0.97mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	13d	1	0.99mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	1.01mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.03mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	1.10mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	1.12mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	1.12mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	1.13mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	1.14mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	13d	1	1.15mi
1138 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1739	$1,891	$1.09	13d	1	1.17mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	1.19mi
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	21d	1	1.24mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.25mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	1.28mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.30mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	1.31mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	21d	1	1.31mi
1057 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1673	$2,950	$1.76	21d	1	1.33mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.36mi
21262 Quesada Ave Port Charlotte, FL	4.0	2.0	1650	$1,845	$1.12	21d	1	1.44mi

Listing history 7 events

1. 2026-05-12
   listed $180,000 Active
2. 2011-11-05
   historical
3. 2011-05-09
   listed $39,000
4. 2005-05-24
   soldstatus $130,000
5. 2005-05-17
   soldstatus $130,000 271-char remark

   Show marketing remark (271 chars)

   AFFORDABLE 3 BED/2.5 BATH HOME ALREADY SET UP FOR POSSIBLE IN-LAW LAY OUT (BEDROOM, BATH, KITCHEN). 200 AMP ELECTRICAL. TANKLESS HOT WATER SYSTEM. SQUARE FOOTAGE DOES NOT REFLECT CC APPRAISER # s. HOME LAYOUT OFFERS BUYERS MANY POSSIBILITIES. MINOR DAMAGEBEING REPAIRED.

6. 2005-04-06
   listed $140,000 271-char remark

   Show marketing remark (271 chars)

   AFFORDABLE 3 BED/2.5 BATH HOME ALREADY SET UP FOR POSSIBLE IN-LAW LAY OUT (BEDROOM, BATH, KITCHEN). 200 AMP ELECTRICAL. TANKLESS HOT WATER SYSTEM. SQUARE FOOTAGE DOES NOT REFLECT CC APPRAISER # s. HOME LAYOUT OFFERS BUYERS MANY POSSIBILITIES. MINOR DAMAGEBEING REPAIRED.

7. 1983-03-01
   soldstatus $39,000

ⓘ 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: $2,774 · $231/mo
• Projected year-2 tax: $2,774 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,250
• − Mortgage interest: −$10,083
• − Property taxes: −$2,774
• − Insurance: −$900
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$5,236
• Taxable loss: −$303
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,649/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 — Port Charlotte

• Score: 65/100
• State rank: #655
• US rank: #13081

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety D- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+361.5% since first listed

7 events — show timeline

• 2026-05-12 Listed $180,000 FSBO.com
• 2011-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-05-09 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-24 Sold (Public Records) $130,000 Public Records
• 2005-05-17 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2005-04-06 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 1983-03-01 Sold (Public Records) $39,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,774 · +2.8% YoY. Source: county tax records.