114 Revere St NW · Port Charlotte, FL 33952

$219,000

2 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 1 Days on market

Built 1963 10,001 sqft lot Est $258k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +12.9/30.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

NEWER ROOF, UPDATED KITCHEN, UPDATED BATHROOM, AND MOVE-IN READY! Welcome to this beautifully maintained Tropical Port Charlotte home featuring a roof replaced less than two years ago, granite countertops, stainless steel appliances, updated cabinetry, recessed lighting, neutral finishes, and a tastefully renovated bathroom with modern tile work. The bright and open layout offers abundant natural light, spacious living areas, easy-to-maintain tile flooring throughout, and sliding glass doors leading to the backyard. Situated on a generously sized lot, there is plenty of room to relax, entertain, garden, or simply enjoy the Florida lifestyle. One of this home's biggest advantages is its conv

Key facts

• Newer roof
• Updated kitchen
• Move in ready

Tags

• NEWER ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM
• MOVE IN READY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Unfurnished; Approximate lot size 0.23 acres (80 x 125)
• Financial info: No lease restrictions
• HOA & community: No association fees; No association approval required; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Off-street parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Phone available; Public utilities
• Home design: Single family residence; One level; Faces west; Residential property
• Construction: Block, stucco and frame construction; Shingle roof; Built on slab
• Exterior features: Patio; Outdoor lighting; Sliding doors; Wood fencing; Shed(s); Level, paved lot in county; Public maintained paved road

Interior

• Kitchen: Disposal; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Slab foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Split bedroom floor plan; Smoke detector(s)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (16.9% below list).
• Recommended offer: $141k (35.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% 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 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 40 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).
• 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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $26k; list at $219k implies a 742% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $140,778 (35.7% 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. Built in 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $258,156
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Francis Dr NE	0.62mi	2/2.0	1,273 (-0%)	5mo	$282,000	$222	62
325 Lasayette Dr NE	0.18mi	3/2.0 (+1)	1,176 (-8%)	24mo	$250,000	$213	50
281 Seminole Blvd NW	0.54mi	3/2.0 (+1)	1,329 (+4%)	12mo	$160,000	$120	49
3373 Westlund Ter	0.50mi	3/2.0 (+1)	1,221 (-4%)	15mo	$220,000	$180	48
400 Adams Ct NW	0.23mi	3/2.0 (+1)	1,464 (+15%)	20mo	$430,000	$294	40
3432 Easy St	0.61mi	2/1.0	1,145 (-10%)	18mo	$190,000	$166	39
143 Francis Dr NE	0.71mi	2/1.5	1,137 (-11%)	16mo	$229,900	$202	33
151 Francis Dr	0.74mi	2/2.0	1,414 (+11%)	14mo	$390,000	$276	32
3163 Key Ln	0.55mi	3/2.0 (+1)	1,452 (+14%)	13mo	$242,000	$167	32
286 Reading St NW	0.73mi	3/2.0 (+1)	1,446 (+13%)	16mo	$205,000	$142	21

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: -36.0%
• Equity multiple: -0.12×
• Total profit: $-68,772
• Equity at exit: $32,654

10-year hold

• IRR: -80.4%
• Equity multiple: -0.89×
• Total profit: $-115,791
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$91
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-443

Break-even live

Break-even rent $2,381

Max offer price $140,778

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-381	+0% $-443	+5% $-505	+10% $-567
Rent	-10% $-587	-5% $-515	+0% $-443	+5% $-371	+10% $-299
Rate	-1.0pp $-333	-0.5pp $-387	base $-443	+0.5pp $-500	+1.0pp $-557

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	21d	1	0.15mi
125 Cambridge Dr NW Unit NA Port Charlotte, FL	2.0	1.0	1200	$1,750	$1.46	21d	1	0.28mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.35mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.37mi
177 Dartmouth Dr NW Port Charlotte, FL	2.0	1.5	1541	$3,250	$2.11	21d	1	0.37mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.53mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	14d	1	0.53mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	0.54mi
3602 Harbor Blvd Port Charlotte, FL	2.0	2.0	1292	$1,700	$1.32	21d	1	0.58mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	21d	1	0.58mi
3509 Port Charlotte Blvd Port Charlotte, FL	3.0	2.0	1830	$5,000	$2.73	21d	1	0.63mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.70mi
266 Rockwood St NW Port Charlotte, FL	3.0	2.0	1400	$1,850	$1.32	14d	1	0.71mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.72mi
182 Chelsea Ct NW Port Charlotte, FL	2.0	2.0	1389	$2,200	$1.58	21d	1	0.74mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	0.75mi
20550 Edgewater Dr Port Charlotte, FL	3.0	2.0	1176	$1,900	$1.62	21d	1	0.78mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.79mi
167 Godfrey Ave NE Port Charlotte, FL	3.0	2.0	1731	$2,750	$1.59	14d	1	0.80mi
240 Dalton Blvd Port Charlotte, FL	3.0	2.0	1513	$1,600	$1.06	21d	1	0.80mi
21088 Edgewater Dr Port Charlotte, FL	3.0	2.0	1346	$3,000	$2.23	14d	1	0.82mi
401 Skylark Ln NW Port Charlotte, FL	3.0	2.0	1167	$1,650	$1.41	21d	1	0.83mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	14d	1	0.84mi
511 Palmetto Dr NE Port Charlotte, FL	3.0	2.0	1216	$2,100	$1.73	21d	1	0.86mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	0.88mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.89mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.93mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	0.97mi
480 Sharon Cir Port Charlotte, FL	3.0	1.0	1240	$1,695	$1.37	21d	1	0.98mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	14d	1	0.98mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	1.00mi
510 Sharon Cir Port Charlotte, FL	2.0	2.0	1204	$1,500	$1.25	21d	1	1.01mi
21380 Edgewater Dr Port Charlotte, FL	3.0	1.0	1371	$2,000	$1.46	21d	1	1.03mi
115 Leland St SE Unit 1371159P Port Charlotte, FL	3.0	2.0	1539	$3,758	$2.44	21d	1	1.04mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	21d	1	1.08mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	1.08mi
21484 Edgewater Dr Port Charlotte, FL	3.0	2.0	1731	$2,500	$1.44	21d	1	1.11mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	21d	1	1.16mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.17mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	1.19mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $219,000 Active 1 DOM

ⓘ 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: $2,579 · $215/mo
• Projected year-2 tax: $2,579 · $215/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 9/10 Extreme FEMA zone AE · 99% 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: $21,848
• − Mortgage interest: −$12,267
• − Property taxes: −$2,579
• − Insurance: −$6,214
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$6,371
• Taxable loss: −$9,078
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-3,135/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

+682.1% since first listed

9 events — show timeline

• 2026-06-17 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-13 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-18 Listed $38,000 Stellar MLS as Distributed by MLS Grid
• 1993-09-13 Sold (Public Records) $26,000 Public Records
• 1985-03-01 Sold (Public Records) $28,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,579 · -0.7% YoY. Source: county tax records.