The Sunset Harbor Plan · Port Charlotte, FL 33980

$329,900

4 bd · 3.0 ba · 1,818 sqft · SingleFamily · 169 Days on market

Good condition

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This highly sought-after Sunset Harbor plan delivers modern coastal living with four bedrooms, three full baths, and dual primary suites-ideal for guests or multigenerational living. The bright, open layout features a chef-inspired kitchen with quartz countertops, stainless steel appliances, all-wood shaker cabinetry, a large island, and a walk-in pantry. The great room and dining area flow seamlessly for effortless entertaining, while tile in the main areas and soft carpet in the bedrooms add comfort throughout. The spacious lot offers endless potential-outdoor living, a future pool, or your own custom retreat. NO FLOOD ZONE + IMPACT WINDOWS = LOW INSURANCE.

Key facts

• 2 parking spots
• Listed 168 days

🏗️ New construction. The $329,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,430.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (23.8% below list).
• Recommended offer: $252k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Port Charlotte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 702 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,515/mo this rent would consume 47% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 169 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,546 (23.8% 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. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $337,430
• List price: $329,900
• Delta: -2.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23368 Mayville Ave	0.49mi	4/2.5	1,840 (+1%)	4mo	$350,000	$190	70
4196 Manatee Ln	0.67mi	4/2.0	1,791 (-2%)	0mo	$333,000	$186	62
23213 Olean Blvd	0.61mi	3/2.0 (-1)	1,794 (-1%)	0mo	$230,000	$128	60
23385 Hemenway	0.55mi	3/2.0 (-1)	1,874 (+3%)	5mo	$289,000	$154	56
23265 Mcburney Ave	0.71mi	3/3.0 (-1)	1,779 (-2%)	5mo	$321,000	$180	54
23458 Macbeth Ct	0.44mi	3/2.0 (-1)	1,643 (-10%)	2mo	$335,000	$204	53
4061 River Bank Way	0.63mi	4/2.0	1,980 (+9%)	1mo	$360,000	$182	51
23159 Allen Ave	0.62mi	3/2.0 (-1)	1,938 (+7%)	2mo	$325,000	$168	49
23498 Macbeth Ct	0.44mi	3/2.0 (-1)	1,618 (-11%)	5mo	$310,000	$192	48
2816 Suncoast Lakes Blvd	0.66mi	3/2.0 (-1)	1,680 (-8%)	2mo	$310,000	$185	45
2836 Suncoast Lakes Blvd	0.71mi	3/2.0 (-1)	1,691 (-7%)	4mo	$298,750	$177	43
24040 Canal St	0.70mi	3/2.0 (-1)	1,670 (-8%)	3mo	$274,000	$164	42

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: -28.7%
• Equity multiple: 0.07×
• Total profit: $-88,158
• Equity at exit: $50,312

10-year hold

• IRR: -46.5%
• Equity multiple: -0.47×
• Total profit: $-138,654
• Equity at exit: $29,175

Cash invested: $94,480 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 29 under contract
• Months of supply: 10.1 mo (10%/mo absorbed)
• Median asking: $325,000 ($177/sqft)
• Median days on market: 105 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +4.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 702
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,061/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-411

Break-even live

Break-even rent $3,036

Max offer price $277,936

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-295	+0% $-411	+5% $-528	+10% $-644
Rent	-10% $-610	-5% $-511	+0% $-411	+5% $-312	+10% $-212
Rate	-1.0pp $-241	-0.5pp $-325	base $-411	+0.5pp $-499	+1.0pp $-588

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: $84,358
• Closing costs: $10,123
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23469 Roscoe Ave Port Charlotte, FL	4.0	3.0	1840	$2,500	$1.36	6d	1	0.32mi
24055 Peaceful Brook Loop Port Charlotte, FL	3.0–5.0	2.0–3.0	2138	$2,251	$1.05	0d	8	0.33mi
23367 Mayville Ave Port Charlotte, FL	4.0	2.0	1532	$2,150	$1.40	6d	1	0.50mi
23444 Steeple Ave Punta Gorda, FL	4.0	2.0	1941	$2,250	$1.16	116d	1	0.70mi
23444 Steeple Ave Port Charlotte, FL	4.0	2.0	1941	$2,250	$1.16	6d	1	0.70mi
2827 Suncoast Lakes Blvd Port Charlotte, FL	4.0	3.0	2455	$2,700	$1.10	6d	1	0.71mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	109d	1	0.80mi
3177 Clifford St Port Charlotte, FL	3.0	2.0	1935	$4,000	$2.07	6d	1	0.80mi
23327 Van Buren Ave Port Charlotte, FL	3.0	2.0	1240	$3,000	$2.42	6d	1	0.84mi
3304 Glencove St Port Charlotte, FL	3.0	2.0	1632	$1,950	$1.19	6d	1	0.96mi
2211 Hardey St Unit 1 Port Charlotte, FL	3.0	2.0	1792	$2,100	$1.17	3d	1	1.16mi
2211 Hardey St Port Charlotte, FL	3.0	2.0	1792	$2,100	$1.17	6d	1	1.16mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	116d	1	1.17mi
3215 Brooklyn Ave Port Charlotte, FL	3.0	2.0	1998	$2,390	$1.20	116d	1	1.18mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	116d	1	1.25mi
4093 Drance St Port Charlotte, FL	3.0	2.0	1343	$1,700	$1.27	6d	1	1.31mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	116d	1	1.38mi

Property features AI

Finance

• Financial info: Listed as Active with a list price of 329900

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating and powerCentral air conditioning
• Home design: The Sunset Harbor plan (new construction plan)Single-family home design
• Construction: Living area approximately 1818Built as part of a plan (Plan name: The Sunset Harbor)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Open plan living area

Listing history 50 events

1. 2026-09-24
   days on market $329,900 Active 169 DOM
2. 2026-09-24
   days on market $329,900 Active 168 DOM
3. 2026-09-22
   days on market $329,900 Active 167 DOM
4. 2026-09-21
   days on market $329,900 Active 166 DOM
5. 2026-09-20
   days on market $329,900 Active 165 DOM
6. 2026-09-19
   days on market $329,900 Active 164 DOM
7. 2026-09-17
   days on market $329,900 Active 162 DOM
8. 2026-09-16
   days on market $329,900 Active 161 DOM
9. 2026-09-15
   days on market $329,900 Active 160 DOM
10. 2026-09-14
    days on market $329,900 Active 159 DOM
11. 2026-09-14
    days on market $329,900 Active 158 DOM
12. 2026-09-12
    days on market $329,900 Active 157 DOM
13. 2026-09-11
    days on market $329,900 Active 156 DOM
14. 2026-09-05
    days on market $329,900 Active 150 DOM
15. 2026-09-04
    days on market $329,900 Active 149 DOM
16. 2026-08-30
    days on market $329,900 Active 144 DOM
17. 2026-08-29
    days on market $329,900 Active 143 DOM
18. 2026-08-28
    days on market $329,900 Active 142 DOM
19. 2026-08-27
    days on market $329,900 Active 141 DOM
20. 2026-08-26
    days on market $329,900 Active 140 DOM
21. 2026-08-25
    days on market $329,900 Active 139 DOM
22. 2026-08-23
    days on market $329,900 Active 137 DOM
23. 2026-08-22
    days on market $329,900 Active 136 DOM
24. 2026-08-21
    days on market $329,900 Active 135 DOM
25. 2026-08-20
    days on market $329,900 Active 134 DOM
26. 2026-08-19
    days on market $329,900 Active 133 DOM
27. 2026-08-18
    days on market $329,900 Active 132 DOM
28. 2026-08-17
    days on market $329,900 Active 131 DOM
29. 2026-08-16
    days on market $329,900 Active 130 DOM
30. 2026-08-15
    days on market $329,900 Active 129 DOM
31. 2026-08-14
    days on market $329,900 Active 128 DOM
32. 2026-08-13
    days on market $329,900 Active 127 DOM
33. 2026-08-12
    days on market $329,900 Active 126 DOM
34. 2026-08-12
    days on market $329,900 Active 125 DOM
35. 2026-08-10
    days on market $329,900 Active 124 DOM
36. 2026-08-09
    days on market $329,900 Active 123 DOM
37. 2026-08-08
    days on market $329,900 Active 122 DOM
38. 2026-08-07
    days on market $329,900 Active 121 DOM
39. 2026-08-06
    days on market $329,900 Active 120 DOM
40. 2026-08-05
    days on market $329,900 Active 119 DOM
41. 2026-08-04
    days on market $329,900 Active 118 DOM
42. 2026-08-03
    days on market $329,900 Active 117 DOM
43. 2026-08-01
    days on market $329,900 Active 114 DOM
44. 2026-07-29
    days on market $329,900 Active 112 DOM
45. 2026-07-27
    days on market $329,900 Active 110 DOM
46. 2026-07-24
    days on market $329,900 Active 107 DOM
47. 2026-07-23
    days on market $329,900 Active 106 DOM
48. 2026-07-22
    days on market $329,900 Active 105 DOM
49. 2026-07-21
    days on market $329,900 Active 104 DOM
50. 2026-07-18
    days on market $329,900 Active 101 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $30,186
• − Mortgage interest: −$18,901
• − Property taxes: −$5,061
• − Insurance: −$2,485
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$9,816
• Taxable loss: −$10,908
• Est. tax savings @ 24.0%: +$2,618
• After-tax cash flow: $-2,316/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern single-family home in Sunset Harbor offers a bright, open layout with a chef-inspired kitchen and four bedrooms. The property is in good condition with minimal maintenance required, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal and increased property value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and property value ↑
• Both Landscaping and curb appeal — A well-maintained yard and driveway can increase property value ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Peace River Elementary School C FL #872/2,144 Nat'l #9,637/41,679 Middle Port Charlotte Middle School B- FL #183/571 Nat'l #2,564/14,009 High Charlotte High School D- FL #228/667 Nat'l #6,809/17,239

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

C Composite livability gradescore 65/100

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 · 198,646 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 1%

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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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: Listed as Active with a list price of 329900

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating and powerCentral air conditioning
• Home design: The Sunset Harbor plan (new construction plan)Single-family home design
• Construction: Living area approximately 1818Built as part of a plan (Plan name: The Sunset Harbor)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Open plan living area