23302/23310 Robin Dr · Charlotte Harbor, FL 33980

$500,000

4 bd · 4.0 ba · 1,704 sqft · MultiFamily public records · 116 Days on market

Built 1974 0.26 ac 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 +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

RARE WATERFRONT DUPLEX INVESTMENT OPPORTUNITY: This fully leased property with extensive potential already has tenants in place yielding immediate cash flow. Featuring a desirable 2 bedroom, 2 bathroom unit on one side and a 2 bedroom, 1.5 bathroom unit on the other, each side showcases their own outdoor laundry room as well as separate covered screened lanai area. Flexibility is afforded with this income producing property as one tenant is vacating April 30th, 2022 allowing the opportunity to utilize FHA or VA financing with the ability to live in one side while renting out the other or placing a new tenant in the unit at the estimated annual market rate of $1,400-$1,500 per month to increase net revenue. Alternatively, turn the units into seasonal and short term rentals projected to bring in per unit $2,500-$2,800 per month during season with $1,800-$2,200 per month out of season. Recent improvements include 2019 front entry storm door in Unit 23310, 2018 meter/panel replacement in both units, 2018 A/C in Unit 23302, newer water heaters in both units, newer gutters and updated kitchen/vanities in Unit 23310. Both units feature tile floors throughout, central air, separate carports with driveways, separate electric meters and separate water meters. Ideal site location is situated on an oversized lot at the end of a cul-de-sac with private backyard that overlooks a canal. Only minutes from downtown Punta Gorda offering fine dining, nightlife, Harbor views, walking trails and shopping.

Key facts

• Proximity to schools
• Proximity to dining
• 0.26 acre lot

Tags

• INCOME PRODUCING PROPERTY
• ESTABLISHED NEIGHBORHOOD
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• PROXIMITY TO SCHOOLS
• QUICK ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• HOA & community: No HOA amenities; Non-gated community

Exterior

• Utilities: Central water; Septic sewer; Cable available
• Home design: Residential Income property; Duplex building design; 2 units (entire building contains 2 units); Built in 1974; Located in Punta Gorda / PUNTA GORDA development
• Construction: Concrete block construction
• Exterior features: Stucco exterior; Shingle roof; Single hung windows; Sliding windows; Paved road access; Irregular-shaped lot

Interior

• Flooring: Carpet; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Carpet flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 5 × 4-bed/4.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $771/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $500k).
• Recommended offer: $455k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, 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 falling (-4.0%/yr); 600 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $9,571/mo this rent would consume 181% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $352k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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

Recommended offer $455,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.91% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.71%
• DSCR: 2.63
• GRM: 4.4

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $136,825
• Equity at exit: $74,552

10-year hold

• IRR: 30.5%
• Equity multiple: 3.34×
• Total profit: $328,203
• Equity at exit: $43,231

Cash invested: $140,000 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $9,571 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,010
• Net cashflow: $3,856

Break-even live

Break-even rent $4,690

Max offer price $500,000

Occupancy floor 55%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	4	4	$9,570
Total (5 units)			$9,571

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	20d	1	0.36mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	13d	1	0.52mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	20d	1	0.52mi
5125 Melbourne St Unit E-305 Port Charlotte, FL	3.0	2.5	1956	$2,800	$1.43	20d	1	0.53mi
5119 Melbourne St Unit C201 Punta Gorda, FL	3.0	2.5	1831	$4,500	$2.46	20d	1	0.54mi
5119 Melbourne St Unit Reservation spot 1 Port Charlotte, FL	3.0	2.0	1831	$4,500	$2.46	20d	1	0.54mi
5117 Melbourne St Unit B4302 Port Charlotte, FL	3.0	2.5	1759	$2,500	$1.42	20d	1	0.57mi
5116 Melbourne St Unit B303 Punta Gorda, FL	3.0	2.5	1759	$5,000	$2.84	13d	1	0.63mi
5116 Melbourne St Unit B204 Punta Gorda, FL	3.0	2.5	1759	$2,500	$1.42	13d	1	0.63mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	20d	1	0.87mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,242	$1.05	13d	4	1.06mi
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	20d	1	1.14mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	13d	1	1.39mi
3177 Clifford St Punta Gorda, FL	3.0	2.0	1935	$2,400	$1.24	20d	1	1.41mi
189 Small St SE Port Charlotte, FL	3.0	2.0	1454	$2,300	$1.58	20d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $500,000 Active 116 DOM
2. 2026-06-17
   days on market $500,000 Active 115 DOM
3. 2026-06-16
   days on market $500,000 Active 114 DOM
4. 2026-06-15
   days on market $500,000 Active 113 DOM
5. 2026-06-14
   days on market $500,000 Active 111 DOM
6. 2026-06-13
   days on market $500,000 Active 110 DOM
7. 2026-06-10
   days on market $500,000 Active 108 DOM
8. 2026-06-09
   days on market $500,000 Active 107 DOM
9. 2026-06-08
   days on market $500,000 Active 106 DOM
10. 2026-06-07
    days on market $500,000 Active 105 DOM
11. 2026-06-05
    days on market $500,000 Active 102 DOM
12. 2026-06-03
    days on market $500,000 Active 101 DOM
13. 2026-06-02
    days on market $500,000 Active 100 DOM
14. 2026-06-01
    days on market $500,000 Active 99 DOM
15. 2026-05-31
    days on market $500,000 Active 98 DOM
16. 2026-05-30
    days on market $500,000 Active 97 DOM
17. 2026-02-22
    listed $500,000 Active
18. 2022-05-02
    soldstatus $352,000
19. 2022-04-29
    soldstatus $352,000 Closed 1509-char remark

    Show marketing remark (1509 chars)

    RARE WATERFRONT DUPLEX INVESTMENT OPPORTUNITY: This fully leased property with extensive potential already has tenants in place yielding immediate cash flow. Featuring a desirable 2 bedroom, 2 bathroom unit on one side and a 2 bedroom, 1.5 bathroom unit on the other, each side showcases their own outdoor laundry room as well as separate covered screened lanai area. Flexibility is afforded with this income producing property as one tenant is vacating April 30th, 2022 allowing the opportunity to utilize FHA or VA financing with the ability to live in one side while renting out the other or placing a new tenant in the unit at the estimated annual market rate of $1,400-$1,500 per month to increase net revenue. Alternatively, turn the units into seasonal and short term rentals projected to bring in per unit $2,500-$2,800 per month during season with $1,800-$2,200 per month out of season. Recent improvements include 2019 front entry storm door in Unit 23310, 2018 meter/panel replacement in both units, 2018 A/C in Unit 23302, newer water heaters in both units, newer gutters and updated kitchen/vanities in Unit 23310. Both units feature tile floors throughout, central air, separate carports with driveways, separate electric meters and separate water meters. Ideal site location is situated on an oversized lot at the end of a cul-de-sac with private backyard that overlooks a canal. Only minutes from downtown Punta Gorda offering fine dining, nightlife, Harbor views, walking trails and shopping.

20. 2022-03-31
    status Pending 1509-char remark

    Show marketing remark (1509 chars)

    RARE WATERFRONT DUPLEX INVESTMENT OPPORTUNITY: This fully leased property with extensive potential already has tenants in place yielding immediate cash flow. Featuring a desirable 2 bedroom, 2 bathroom unit on one side and a 2 bedroom, 1.5 bathroom unit on the other, each side showcases their own outdoor laundry room as well as separate covered screened lanai area. Flexibility is afforded with this income producing property as one tenant is vacating April 30th, 2022 allowing the opportunity to utilize FHA or VA financing with the ability to live in one side while renting out the other or placing a new tenant in the unit at the estimated annual market rate of $1,400-$1,500 per month to increase net revenue. Alternatively, turn the units into seasonal and short term rentals projected to bring in per unit $2,500-$2,800 per month during season with $1,800-$2,200 per month out of season. Recent improvements include 2019 front entry storm door in Unit 23310, 2018 meter/panel replacement in both units, 2018 A/C in Unit 23302, newer water heaters in both units, newer gutters and updated kitchen/vanities in Unit 23310. Both units feature tile floors throughout, central air, separate carports with driveways, separate electric meters and separate water meters. Ideal site location is situated on an oversized lot at the end of a cul-de-sac with private backyard that overlooks a canal. Only minutes from downtown Punta Gorda offering fine dining, nightlife, Harbor views, walking trails and shopping.

21. 2022-03-25
    listed $325,000 Active 1509-char remark

    Show marketing remark (1509 chars)

    RARE WATERFRONT DUPLEX INVESTMENT OPPORTUNITY: This fully leased property with extensive potential already has tenants in place yielding immediate cash flow. Featuring a desirable 2 bedroom, 2 bathroom unit on one side and a 2 bedroom, 1.5 bathroom unit on the other, each side showcases their own outdoor laundry room as well as separate covered screened lanai area. Flexibility is afforded with this income producing property as one tenant is vacating April 30th, 2022 allowing the opportunity to utilize FHA or VA financing with the ability to live in one side while renting out the other or placing a new tenant in the unit at the estimated annual market rate of $1,400-$1,500 per month to increase net revenue. Alternatively, turn the units into seasonal and short term rentals projected to bring in per unit $2,500-$2,800 per month during season with $1,800-$2,200 per month out of season. Recent improvements include 2019 front entry storm door in Unit 23310, 2018 meter/panel replacement in both units, 2018 A/C in Unit 23302, newer water heaters in both units, newer gutters and updated kitchen/vanities in Unit 23310. Both units feature tile floors throughout, central air, separate carports with driveways, separate electric meters and separate water meters. Ideal site location is situated on an oversized lot at the end of a cul-de-sac with private backyard that overlooks a canal. Only minutes from downtown Punta Gorda offering fine dining, nightlife, Harbor views, walking trails and shopping.

22. 2018-11-20
    soldstatus $185,000
23. 2018-11-19
    soldstatus $185,000 Sold 341-char remark

    Show marketing remark (341 chars)

    * * * Great cash flow in this well-managed and well-maintained duplex near the new proposed Sunseeker resort. Carport and lanai for both units. One unit is a * * * 2 bedroom 2 bath. * * * The other unit is a * * * 2 bed 1 1/2 bath. * * * Downtown Punta Gorda is 5 minutes away via vehicle. Easy access to both I-75 and US 41.

24. 2018-10-12
    status Pending 341-char remark

    Show marketing remark (341 chars)

    * * * Great cash flow in this well-managed and well-maintained duplex near the new proposed Sunseeker resort. Carport and lanai for both units. One unit is a * * * 2 bedroom 2 bath. * * * The other unit is a * * * 2 bed 1 1/2 bath. * * * Downtown Punta Gorda is 5 minutes away via vehicle. Easy access to both I-75 and US 41.

25. 2018-10-10
    price $189,500 341-char remark

    Show marketing remark (341 chars)

    * * * Great cash flow in this well-managed and well-maintained duplex near the new proposed Sunseeker resort. Carport and lanai for both units. One unit is a * * * 2 bedroom 2 bath. * * * The other unit is a * * * 2 bed 1 1/2 bath. * * * Downtown Punta Gorda is 5 minutes away via vehicle. Easy access to both I-75 and US 41.

26. 2018-10-10
    listed $195,000 Active 341-char remark

    Show marketing remark (341 chars)

    * * * Great cash flow in this well-managed and well-maintained duplex near the new proposed Sunseeker resort. Carport and lanai for both units. One unit is a * * * 2 bedroom 2 bath. * * * The other unit is a * * * 2 bed 1 1/2 bath. * * * Downtown Punta Gorda is 5 minutes away via vehicle. Easy access to both I-75 and US 41.

27. 2009-10-30
    soldstatus $45,000
28. 2009-09-14
    listed $54,500
29. 2005-09-15
    soldstatus $159,900
30. 2005-08-29
    soldstatus $159,900
31. 2002-05-21
    soldstatus $97,500
32. 1991-06-01
    soldstatus $64,000

ⓘ 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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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 10/10 Extreme FEMA zone AE · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,852
• − Mortgage interest: −$28,008
• − Property taxes: −$5,377
• − Insurance: −$7,618
• − Repairs & maintenance: −$9,188
• − Management: −$9,188
• − Depreciation: −$14,545
• Taxable income: $40,927
• Est. tax owed @ 24.0%: −$9,823
• After-tax cash flow: $36,451/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (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%

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

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

+681.2% since first listed

16 events — show timeline

• 2026-02-22 Listed $500,000 NAPLESMLS
• 2022-05-02 Sold (Public Records) $352,000 Public Records
• 2022-04-29 Sold (MLS) $352,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-25 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Sold (Public Records) $185,000 Public Records
• 2018-11-19 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-10 Price Changed $189,500 Stellar MLS as Distributed by MLS Grid
• 2018-10-10 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2009-10-30 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2009-09-14 Listed $54,500 Stellar MLS as Distributed by MLS Grid
• 2005-09-15 Sold (MLS) $159,900 FORTMLS
• 2005-08-29 Sold (Public Records) $159,900 Public Records
• 2002-05-21 Sold (Public Records) $97,500 Public Records
• 1991-06-01 Sold (Public Records) $64,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $5,377 · -6.9% YoY. Source: county tax records.