2082 Winningway St · Port Charlotte, FL 33948

$79,000

4 bd · 2.0 ba · 1,636 sqft · Land · 434 Days on market

Built 2025 9,999 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Port Charlotte Lot with WATER! Prime Location

Key facts

• Granite countertops
• Fully tiled shower
• 9,999 sq ft lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHAKER KITCHEN CABINETS
• FULLY TILED SHOWER
• LUXURY VINYL PLANK FLOORING
• BRICK PAVER SERVICE WALK

Property features AI

Finance

• Other: Builder: Ameristar Group Inc (Model 1636); Living area listed at 1,636 (builder source); total building area 2,079; Total lot approx. 0.23 acre (about 929 sq m); Builder license number CGCO34726

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Single-family residence; One-story home; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; New construction (projected completion Oct 31, 2025)
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; 8 total rooms
• Laundry & utility: Laundry closet

🏗️ 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 $79k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.1% 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 (-1.6%/yr); 953 active listings in the ZIP; 19 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 43% of the median local income ($63k/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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 434 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $66k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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. 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: 2.88% ✓
• Cap rate: 26.10%
• Cash-on-cash: 70.75%
• DSCR: 4.15
• GRM: 2.9

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: 63.0%
• Equity multiple: 3.69×
• Total profit: $59,413
• Equity at exit: $11,779

10-year hold

• IRR: 66.5%
• Equity multiple: 6.77×
• Total profit: $127,674
• Equity at exit: $6,830

Cash invested: $22,120 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$414
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,238

Break-even live

Break-even rent $706

Max offer price $79,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,282	-5% $1,260	+0% $1,238	+5% $1,215	+10% $1,193
Rent	-10% $1,058	-5% $1,148	+0% $1,238	+5% $1,328	+10% $1,417
Rate	-1.0pp $1,278	-0.5pp $1,258	base $1,238	+0.5pp $1,217	+1.0pp $1,196

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	21d	1	0.50mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	14d	1	0.69mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	21d	1	0.73mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	21d	1	0.77mi
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	21d	1	0.77mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	21d	1	0.87mi
2022 Dorion St Port Charlotte, FL	3.0	2.0	1200	$1,695	$1.41	14d	1	0.97mi
17107 Thompson Ave Unit 17107 Port Charlotte, FL	3.0	2.0	1190	$1,900	$1.60	21d	1	1.11mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	21d	1	1.20mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	21d	1	1.22mi
2225 Fraser St Port Charlotte, FL	3.0	2.0	1600	$2,500	$1.56	14d	1	1.24mi
2233 Fraser St Unit 2235 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	21d	1	1.24mi
17051 Greenan Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	14d	1	1.29mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	1.29mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	21d	1	1.30mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	21d	1	1.34mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	21d	1	1.38mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	1.38mi
1716 Sunset Preserve Way Port Charlotte, FL	4.0	2.0	1920	$1,925	$1.00	21d	1	1.45mi

Listing history 12 events

1. 2026-04-10
   price $79,000
2. 2026-01-07
   price $85,000
3. 2025-12-10
   price $100,000
4. 2025-09-12
   price $114,997
5. 2025-04-09
   price $134,999
6. 2025-03-21
   listed $144,900 Active
7. 2022-04-27
   soldstatus $87,000
8. 2022-03-22
   soldstatus $14,500
9. 2022-03-21
   soldstatus $14,500 Closed 46-char remark

   Show marketing remark (46 chars)

   Port Charlotte Lot with WATER! Prime Location

10. 2022-02-11
    status Pending 46-char remark

    Show marketing remark (46 chars)

    Port Charlotte Lot with WATER! Prime Location

11. 2022-02-09
    listed $16,500 Active 46-char remark

    Show marketing remark (46 chars)

    Port Charlotte Lot with WATER! Prime Location

12. 2022-02-09
    soldstatus $8,500

    Show marketing remark (46 chars)

    Port Charlotte Lot with WATER! Prime Location

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$125/yr (+$10/mo · 23.6%)

ⓘ 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) · 76% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,276
• − Mortgage interest: −$4,425
• − Property taxes: −$531
• − Insurance: −$1,192
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$2,298
• Taxable income: $14,465
• Est. tax owed @ 24.0%: −$3,472
• After-tax cash flow: $11,382/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+378.8% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $114,997 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $134,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-27 Sold (Public Records) $87,000 Public Records
• 2022-03-22 Sold (Public Records) $14,500 Public Records
• 2022-03-21 Sold (MLS) $14,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $8,500 Public Records
• 2022-02-09 Listed $16,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $531 · -2.3% YoY. Source: county tax records.