21474 Glendale Ave · Port Charlotte, FL 33952

$145,000

2 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 24 Days on market

Built 1961 7,500 sqft lot Est $214k · 32% under

---

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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• 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

Welcome to this 3-bed, 1-bath home in Port Charlotte with instant equity! This property offers spacious living areas inside, a covered front porch and large backyard with great potential for updates. Seller has already made some of the costly updates, such as Roof (2018), AC, Water Heater, Windows. Theres a nice size interior laundry and mudroom off the kitchen entry. Ideal for investors or owner-occupants ready to personalize and add value. Conveniently located near shopping, dining and major roadways. Make this your seasonal or full time home, or add this home to your rental portfolio. Sold “AS-IS. ” Don’t miss this opportunity!

Key facts

• Covered front porch
• Interior laundry
• Large backyard

Tags

• COVERED FRONT PORCH
• LARGE BACKYARD
• INTERIOR LAUNDRY
• MUDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 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 32% 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 $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 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $34k; list at $145k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.13% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $214,263
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2163 Easy St	0.18mi	2/2.0	1,200 (-4%)	12mo	$205,000	$171	74
2055 Hariet St	0.27mi	3/2.0 (+1)	1,248 (-0%)	9mo	$192,000	$154	74
21227 Gladis Ave	0.48mi	2/1.0	1,241 (-1%)	2mo	$205,000	$165	70
21543 Midway Blvd	0.14mi	3/2.0 (+1)	1,172 (-6%)	16mo	$219,000	$187	65
21327 Midway Blvd	0.28mi	2/2.0	1,116 (-11%)	8mo	$200,000	$179	62
1521 Fireside St	0.40mi	2/2.0	1,348 (+8%)	12mo	$255,000	$189	59
21504 Bryn Mawr Ave	0.34mi	3/2.0 (+1)	1,160 (-7%)	10mo	$160,000	$138	59
22126 Gatewood Ave	0.36mi	2/1.0	1,326 (+6%)	16mo	$165,000	$124	56
2548 Starlite Ln	0.70mi	2/2.0	1,269 (+1%)	13mo	$175,000	$138	54
22075 Felton Ave	0.62mi	3/1.0 (+1)	1,183 (-6%)	1mo	$158,000	$134	52
21291 Glendale Ave	0.35mi	2/1.0	1,128 (-10%)	19mo	$207,000	$184	48
1345 Harbor Blvd	0.65mi	3/2.0 (+1)	1,430 (+14%)	14mo	$297,000	$208	30

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,721
• Equity at exit: $21,620

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $9,722
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$760
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $387

Break-even live

Break-even rent $1,155

Max offer price $145,000

Occupancy floor 71%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.04mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.10mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	13d	1	0.11mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	21d	1	0.24mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.34mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	0.45mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.48mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	0.51mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.54mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	21d	1	0.57mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	0.62mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.63mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	0.63mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.66mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	0.73mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	21d	1	0.79mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.80mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	0.81mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	0.83mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.85mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.87mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.89mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.92mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.96mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	21d	1	1.00mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	1.00mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	13d	1	1.05mi
1138 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1739	$1,891	$1.09	13d	1	1.05mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	13d	1	1.06mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.09mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	1.14mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	1.17mi
1057 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1673	$2,950	$1.76	21d	1	1.19mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	13d	1	1.22mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	1.22mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	1.27mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	21d	1	1.31mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	21d	1	1.33mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	1.33mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	13d	1	1.41mi

Listing history 4 events

1. 2026-03-17
   status Pending
2. 2026-02-21
   listed $145,000 Active
3. 2007-02-23
   listed $129,000
4. 1979-11-01
   soldstatus $34,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$105/yr (+$9/mo · 9.6%)

ⓘ 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 · 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: $19,731
• − Mortgage interest: −$8,122
• − Property taxes: −$1,098
• − Insurance: −$725
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,218
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,061/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

+326.5% since first listed

4 events — show timeline

• 2026-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-23 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 1979-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,098 · +1.8% YoY. Source: county tax records.