2094 Carpetgreen St · Port Charlotte, FL 33948

$170,000

2 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 120 Days on market

Built 1982 9,999 sqft lot Est $205k · 17% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• 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

Calling Investors and builders. . This one has your name on it. 2 bedroom, 2 bath 1 car garage with a in-ground spa. Close to schools, shopping and restaurants. With some sweat and creativity this can be brought back even better the original.

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• IN-GROUND SPA
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: No association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single family residence; Residential property; Fixer condition; One story; Faces northwest; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot (approx. 80 x 125)
• Exterior features: Storage; In-ground spa

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 18 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 120 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $205,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2094 Backton St	0.06mi	2/2.0	1,201 (+4%)	1mo	$129,000	$107	90
2109 Lake View Blvd	0.41mi	2/2.0	1,164 (+0%)	9mo	$200,000	$172	73
2341 Granadeer St	0.53mi	3/2.0 (+1)	1,183 (+2%)	5mo	$223,000	$189	63
2174 Taunt St	0.28mi	3/2.0 (+1)	1,050 (-10%)	5mo	$192,000	$183	62
18490 Limberlos Ave	0.51mi	2/2.0	1,191 (+3%)	20mo	$325,000	$273	55
18104 Windingvail Ave	0.75mi	2/2.0	1,263 (+9%)	2mo	$223,000	$177	49
18275 Cortland Ave	0.41mi	3/2.0 (+1)	1,273 (+10%)	22mo	$170,000	$134	41
2394 Box St	0.59mi	3/2.0 (+1)	1,012 (-13%)	7mo	$156,000	$154	41

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-16,062
• Equity at exit: $25,348

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-13,318
• Equity at exit: $14,698

Cash invested: $47,600 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$891
• Tax from tax record: −$266 /mo · $3,195/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $266

Break-even live

Break-even rent $1,555

Max offer price $170,000

Occupancy floor 81%

Sensitivity live

Price	-10% $363	-5% $315	+0% $266	+5% $218	+10% $170
Rent	-10% $117	-5% $192	+0% $266	+5% $341	+10% $416
Rate	-1.0pp $352	-0.5pp $310	base $266	+0.5pp $222	+1.0pp $178

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	22d	1	0.19mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	22d	1	0.33mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	14d	1	0.69mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	22d	1	0.81mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	22d	1	1.04mi
979 Roseway Ter NW Unit 979 Port Charlotte, FL	2.0	2.0	1140	$1,750	$1.54	22d	1	1.08mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	22d	1	1.08mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	1.08mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	1.10mi
2000 Forrest Nelson Blvd Unit B6 Port Charlotte, FL	2.0	2.5	1218	$1,400	$1.15	22d	1	1.16mi
1174 Victoria Ave Port Charlotte, FL	2.0	2.0	1092	$1,650	$1.51	22d	1	1.29mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	22d	1	1.31mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	22d	1	1.32mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	22d	1	1.36mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	22d	1	1.38mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	1.48mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	22d	1	1.49mi
17230 Belmont Ave Port Charlotte, FL	2.0	2.0	1052	$1,375	$1.31	22d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 120 DOM
2. 2026-06-17
   days on market $170,000 Active 119 DOM
3. 2026-06-16
   days on market $170,000 Active 118 DOM
4. 2026-06-15
   days on market $170,000 Active 117 DOM
5. 2026-06-14
   days on market $170,000 Active 115 DOM
6. 2026-06-13
   days on market $170,000 Active 114 DOM
7. 2026-06-10
   days on market $170,000 Active 112 DOM
8. 2026-06-09
   days on market $170,000 Active 111 DOM
9. 2026-06-08
   days on market $170,000 Active 110 DOM
10. 2026-06-07
    days on market $170,000 Active 109 DOM
11. 2026-06-05
    days on market $170,000 Active 106 DOM
12. 2026-06-03
    days on market $170,000 Active 105 DOM
13. 2026-06-02
    days on market $170,000 Active 104 DOM
14. 2026-06-01
    days on market $170,000 Active 103 DOM
15. 2026-05-31
    days on market $170,000 Active 102 DOM
16. 2026-05-30
    days on market $170,000 Active 101 DOM
17. 2026-02-18
    listed $170,000 Active

ⓘ 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: $3,195 · $266/mo
• Projected year-2 tax: $3,195 · $266/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 6/10 Major FEMA zone X (shaded) · 70% 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: $22,709
• − Mortgage interest: −$9,523
• − Property taxes: −$3,195
• − Insurance: −$850
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,945
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,062/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

1 event — show timeline

• 2026-02-18 Listed $170,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2025): $3,195 · +2.2% YoY. Source: county tax records.