21299 Austin Ave · Port Charlotte, FL 33952

$139,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 69 Days on market

Built 1964 7,499 sqft lot Est $181k · 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 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

Short Sale. Super cute well maintained 2 bed/2 bath/1 car garage home. There is also a den/office or separate dining room in addition to the cosy living area. Galley kitchen with pass-thru. The ceiling fans have remote controls. Tile floors throughout. Screened lanai to enjoy the Florida Lifestyle. NEW HOT WATER HEATER, STORM SHUTTERS AND IMPACT WINDOWS. Convenient for all hospitals, shopping, library, cultural centre and more! Home is a short sale requiring 3rd party approval. Full price offer may not be sufficient to cover costs of sale and any encumbrances. Seller has negotiator in place and paperwork in with lender. DON'T LET THIS ONE SLIP BY!

Key facts

• Hurricane windows
• Metal roof
• 7,499 sq ft lot

Tags

• METAL ROOF
• HURRICANE WINDOWS

Property features AI

Finance

• Other: Zoning: RMF10
• HOA & community: No HOA association reported; Street lights in the community

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Vinyl siding; Frame construction; Metal roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Hurricane shutters; Asphalt road access; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: employment D, amenities F, 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: Neil Armstrong Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 780 students, 63% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $140k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.03% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $181,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21914 Cellini Ave	0.33mi	3/1.0 (+1)	952 (+1%)	5mo	$197,500	$207	74
21139 Bersell Ave	0.30mi	3/1.0 (+1)	874 (-7%)	1mo	$150,000	$172	68
21475 Gibralter Dr	0.33mi	2/1.0	1,017 (+8%)	10mo	$93,000	$91	63
21403 Glendale Ave	0.31mi	3/1.0 (+1)	1,009 (+7%)	11mo	$252,500	$250	60
1627 Adrian St	0.44mi	2/1.0	912 (-3%)	18mo	$175,000	$192	58
2271 Hariet St	0.48mi	2/1.0	988 (+5%)	14mo	$225,000	$228	58
21379 Gladis Ave	0.21mi	2/1.0	812 (-14%)	15mo	$199,000	$245	55
2505 Elkcam Blvd	0.54mi	3/2.0 (+1)	988 (+5%)	4mo	$50,000	$51	54
22131 Belinda Ave	0.67mi	2/1.0	901 (-5%)	9mo	$125,000	$139	54
2392 Elkcam Blvd	0.39mi	3/2.0 (+1)	972 (+3%)	18mo	$80,000	$82	53
21190 Midway Blvd	0.39mi	2/2.0	1,039 (+10%)	16mo	$219,000	$211	48
21426 Meehan Ave	0.33mi	2/2.0	1,056 (+12%)	18mo	$151,000	$143	46

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-14,231
• Equity at exit: $20,860

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-12,435
• Equity at exit: $12,096

Cash invested: $39,172 (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: $1,448 high
• Mortgage (P&I): −$734
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $199

Break-even live

Break-even rent $1,196

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $278	-5% $239	+0% $199	+5% $159	+10% $120
Rent	-10% $85	-5% $142	+0% $199	+5% $256	+10% $313
Rate	-1.0pp $269	-0.5pp $235	base $199	+0.5pp $163	+1.0pp $126

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.09mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.26mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.28mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.32mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.37mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.43mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.45mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.46mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.52mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.55mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.55mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	0.55mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.56mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.57mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.63mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.64mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.65mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.67mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.69mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.72mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	0.80mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.87mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.91mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	1.04mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	21d	1	1.24mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.27mi

Listing history 17 events

1. 2026-05-30
   pricestatusdays on market $139,900 Pending 69 DOM
2. 2026-05-15
   status Pending
3. 2026-04-27
   price $149,900
4. 2026-03-11
   listed $159,900 Active
5. 2010-06-08
   soldstatus $39,500
6. 2010-05-25
   soldstatus $39,900 656-char remark

   Show marketing remark (656 chars)

   Short Sale. Super cute well maintained 2 bed/2 bath/1 car garage home. There is also a den/office or separate dining room in addition to the cosy living area. Galley kitchen with pass-thru. The ceiling fans have remote controls. Tile floors throughout. Screened lanai to enjoy the Florida Lifestyle. NEW HOT WATER HEATER, STORM SHUTTERS AND IMPACT WINDOWS. Convenient for all hospitals, shopping, library, cultural centre and more! Home is a short sale requiring 3rd party approval. Full price offer may not be sufficient to cover costs of sale and any encumbrances. Seller has negotiator in place and paperwork in with lender. DON'T LET THIS ONE SLIP BY!

7. 2009-07-28
   listed $39,500 656-char remark

   Show marketing remark (656 chars)

   Short Sale. Super cute well maintained 2 bed/2 bath/1 car garage home. There is also a den/office or separate dining room in addition to the cosy living area. Galley kitchen with pass-thru. The ceiling fans have remote controls. Tile floors throughout. Screened lanai to enjoy the Florida Lifestyle. NEW HOT WATER HEATER, STORM SHUTTERS AND IMPACT WINDOWS. Convenient for all hospitals, shopping, library, cultural centre and more! Home is a short sale requiring 3rd party approval. Full price offer may not be sufficient to cover costs of sale and any encumbrances. Seller has negotiator in place and paperwork in with lender. DON'T LET THIS ONE SLIP BY!

8. 2006-08-17
   soldstatus $120,000
9. 2006-08-15
   soldstatus $120,000 259-char remark

   Show marketing remark (259 chars)

   REDUCED TO SELL! GREAT STARTER, SEASONAL HOME OR INVESTMENT OPPORTUNITY. FLORIDA STYLE 2 BEDROOM, 1 BATH HOME WITH CERAMIC TILE, CENTRAL AIR AND HEAT. SCREENED LANAI SURROUNDED BY FRUIT TREES AND YOUR OWN PRIVATE FENCED BACKYARD. CALL TO SEE THIS HOME TODAY!

10. 2006-08-15
    soldstatus $120,000

    Show marketing remark (259 chars)

    REDUCED TO SELL! GREAT STARTER, SEASONAL HOME OR INVESTMENT OPPORTUNITY. FLORIDA STYLE 2 BEDROOM, 1 BATH HOME WITH CERAMIC TILE, CENTRAL AIR AND HEAT. SCREENED LANAI SURROUNDED BY FRUIT TREES AND YOUR OWN PRIVATE FENCED BACKYARD. CALL TO SEE THIS HOME TODAY!

11. 2006-06-01
    listed $123,900 259-char remark

    Show marketing remark (259 chars)

    REDUCED TO SELL! GREAT STARTER, SEASONAL HOME OR INVESTMENT OPPORTUNITY. FLORIDA STYLE 2 BEDROOM, 1 BATH HOME WITH CERAMIC TILE, CENTRAL AIR AND HEAT. SCREENED LANAI SURROUNDED BY FRUIT TREES AND YOUR OWN PRIVATE FENCED BACKYARD. CALL TO SEE THIS HOME TODAY!

12. 2006-06-01
    listed $123,900

    Show marketing remark (259 chars)

    REDUCED TO SELL! GREAT STARTER, SEASONAL HOME OR INVESTMENT OPPORTUNITY. FLORIDA STYLE 2 BEDROOM, 1 BATH HOME WITH CERAMIC TILE, CENTRAL AIR AND HEAT. SCREENED LANAI SURROUNDED BY FRUIT TREES AND YOUR OWN PRIVATE FENCED BACKYARD. CALL TO SEE THIS HOME TODAY!

13. 2004-05-13
    soldstatus $77,500
14. 2001-05-10
    soldstatus $51,600
15. 2000-06-29
    soldstatus $44,900
16. 1998-12-22
    soldstatus $34,500
17. 1995-05-16
    soldstatus $29,500

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$127/yr (+$11/mo · 12.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $17,370
• − Mortgage interest: −$7,837
• − Property taxes: −$1,034
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,070
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,351/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

+408.1% since first listed

16 events — show timeline

• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-08 Sold (Public Records) $39,500 Public Records
• 2010-05-25 Sold (MLS) $39,900 Stellar MLS as Distributed by MLS Grid
• 2009-07-28 Listed $39,500 Stellar MLS as Distributed by MLS Grid
• 2006-08-17 Sold (Public Records) $120,000 Public Records
• 2006-08-15 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-15 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-01 Listed $123,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-01 Listed $123,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-13 Sold (Public Records) $77,500 Public Records
• 2001-05-10 Sold (Public Records) $51,600 Public Records
• 2000-06-29 Sold (Public Records) $44,900 Public Records
• 1998-12-22 Sold (Public Records) $34,500 Public Records
• 1995-05-16 Sold (Public Records) $29,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,034 · +1.2% YoY. Source: county tax records.