15456 Piedmont Ave · North Port, FL 33954

$219,900

4 bd · 2.0 ba · 1,636 sqft · Land · 52 Days on market

Built 2026 10,000 sqft lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Under Construction. TAKE ADVANTAGE, SAVE TIME !! COME AND KEEP BUILDING this amazing new home is under construction and you can finish building it . The spacious open floor plan allows ample space for entertaining with an open concept Kitchen/Great Room and multiple dining areas including a breezy covered lanai.

Key facts

• Open floor plan
• Open concept kitchen
• Breezy covered lanai

Tags

• OPEN FLOOR PLAN
• OPEN CONCEPT KITCHEN
• BREEZY COVERED LANAI

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 125); Permit number: 20220522389; Builder license: CGC034726; Living area about 1,636 sq ft; total building area about 2,079 sq ft; Direction faces: South
• HOA & community: No association

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Well water; Septic sewer; Other utilities
• Home design: Single family residence; Residential property; One story; Facing south; Under construction (projected completion: 2026-04-27)
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Built by Ameristar Group Inc (Model 1636)
• Exterior features: Private mailbox; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets
• Laundry & utility: Laundry: Other

🏗️ 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 $220k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in North Port — 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 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: 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.
• Market conditions: Rents falling (-3.5%/yr); 689 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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

• It's been on market 52 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $220k implies a 700% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-30,317
• Equity at exit: $32,788

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-36,283
• Equity at exit: $19,013

Cash invested: $61,572 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 689
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $185

Break-even live

Break-even rent $2,008

Max offer price $219,900

Occupancy floor 87%

Sensitivity live

Price	-10% $337	-5% $261	+0% $185	+5% $110	+10% $34
Rent	-10% $8	-5% $97	+0% $185	+5% $274	+10% $363
Rate	-1.0pp $296	-0.5pp $241	base $185	+0.5pp $129	+1.0pp $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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Bamboo Dr Port Charlotte, FL	3.0	2.0	1200	$2,300	$1.92	21d	1	0.30mi
385 Bowman Ter Unit 387 Port Charlotte, FL	3.0	2.0	1200	$1,900	$1.58	21d	1	0.50mi
96 Westview Pl Port Charlotte, FL	1.0–3.0	1.0–2.0	1120	$2,303	$2.06	14d	38	0.52mi
406 Border St Port Charlotte, FL	3.0	2.0	2200	$2,500	$1.14	21d	1	0.64mi
15476 Chamberlain Blvd Port Charlotte, FL	3.0	2.0	1521	$2,159	$1.42	14d	1	0.78mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	21d	1	1.02mi
1080 West Port Blvd Port Charlotte, FL	3.0	1.0–2.0	935	$2,061	$2.20	14d	25	1.08mi
16325 Franklin Ave Port Charlotte, FL	1.0–3.0	1.0–2.0	989	$1,904	$1.92	14d	30	1.15mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	21d	1	1.17mi
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	21d	1	1.22mi
470 Venango St Port Charlotte, FL	3.0	2.0	1234	$1,900	$1.54	14d	1	1.31mi
17070 Byron Ave Unit 17072 Port Charlotte, FL	3.0	2.0	1162	$1,625	$1.40	21d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $219,900 Active 52 DOM
2. 2026-06-17
   days on market $219,900 Active 51 DOM
3. 2026-06-16
   days on market $219,900 Active 50 DOM
4. 2026-06-15
   days on market $219,900 Active 49 DOM
5. 2026-06-14
   days on market $219,900 Active 47 DOM
6. 2026-06-13
   days on market $219,900 Active 46 DOM
7. 2026-06-10
   days on market $219,900 Active 44 DOM
8. 2026-06-09
   days on market $219,900 Active 43 DOM
9. 2026-06-08
   days on market $219,900 Active 42 DOM
10. 2026-06-07
    days on market $219,900 Active 41 DOM
11. 2026-06-05
    days on market $219,900 Active 38 DOM
12. 2026-06-03
    days on market $219,900 Active 37 DOM
13. 2026-06-02
    days on market $219,900 Active 36 DOM
14. 2026-06-01
    days on market $219,900 Active 35 DOM
15. 2026-05-31
    days on market $219,900 Active 34 DOM
16. 2026-05-30
    days on market $219,900 Active 33 DOM
17. 2026-05-19
    price $219,900
18. 2026-04-27
    listed $234,900 Active
19. 2022-02-23
    soldstatus $27,500
20. 2022-01-26
    soldstatus $12,500

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $26,911
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,897
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$6,397
• Taxable loss: −$1,305
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $2,539/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 — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

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 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

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: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• 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

+1659.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Listed $234,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $27,500 Public Records
• 2022-01-26 Sold (Public Records) $12,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $421 · -24.5% YoY. Source: county tax records.