21229 Peachland Blvd · Port Charlotte, FL 33954

$209,900

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 32 Days on market

Built 1990 0.25 ac lot Est $247k · 15% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +14.2/15.0
• Cash flow +13.7/30.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

Key facts

• New garage doors
• New a/c
• Excellent location

Tags

• EXCELLENT LOCATION
• NEAR DOWNTOWN PORT CHARLOTTE
• NEW ROOF
• NEW A/C
• NEW GARAGE DOORS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Utilities: Cable available; Sewer assessment paid; Water assessment paid
• Home design: Single-story; Resale property; Faces north
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: No notable exterior features listed; Municipal irrigation; Rectangular lot; Lot exposures to the south

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Bathtub; Family/Dining Room; Living/Dining Room; Other; Single hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $16 ($192/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (8.5% below list).
• Recommended offer: $192k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% 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: 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: Neil Armstrong Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 780 students, 63% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 695 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $54k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $192,089 (8.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.92% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $246,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21269 Kennedy Ave	0.14mi	3/2.0	1,432 (+9%)	3mo	$268,000	$187	76
281 Northview St	0.51mi	3/2.0	1,282 (-2%)	5mo	$192,000	$150	68
1065 Waterside St	0.28mi	2/2.0 (-1)	1,364 (+4%)	13mo	$210,000	$154	64
21025 Peachland Blvd	0.44mi	2/2.0 (-1)	1,199 (-9%)	1mo	$225,000	$188	60
1150 Waterside St	0.39mi	2/2.0 (-1)	1,122 (-14%)	1mo	$285,500	$254	51
21491 Landis Ave	0.53mi	3/2.0	1,164 (-11%)	10mo	$300,000	$258	48
1097 Bounds St	0.70mi	2/2.0 (-1)	1,259 (-4%)	10mo	$235,000	$187	48
21031 Nowell Ave	0.42mi	3/1.5	1,120 (-15%)	9mo	$230,000	$205	46
21023 Delake Ave	0.47mi	2/1.0 (-1)	1,128 (-14%)	2mo	$220,000	$195	44
1125 Hinton St	0.63mi	3/2.0	1,434 (+9%)	15mo	$140,000	$98	42
21464 Dranson Ave	0.75mi	3/2.0	1,488 (+13%)	2mo	$239,000	$161	41
1345 Harbor Blvd	0.73mi	3/2.0	1,430 (+9%)	14mo	$297,000	$208	40

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-38,565
• Equity at exit: $31,297

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-53,784
• Equity at exit: $18,148

Cash invested: $58,772 (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: 695
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$313 /mo · $3,760/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $16

Break-even live

Break-even rent $1,901

Max offer price $209,900

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $75	+0% $16	+5% $-43	+10% $-103
Rent	-10% $-136	-5% $-60	+0% $16	+5% $92	+10% $168
Rate	-1.0pp $122	-0.5pp $69	base $16	+0.5pp $-38	+1.0pp $-94

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
488 Northview St Port Charlotte, FL	3.0	2.0	1732	$1,789	$1.03	15d	1	0.15mi
21044 Delake Ave Port Charlotte, FL	3.0	1.0	1298	$1,500	$1.16	23d	1	0.42mi
21262 Quesada Ave Port Charlotte, FL	4.0	2.0	1650	$1,845	$1.12	23d	1	0.46mi
21295 Wynyard Ave Port Charlotte, FL	4.0	2.0	1616	$2,200	$1.36	23d	1	0.50mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	15d	1	0.74mi
1057 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1673	$2,950	$1.76	23d	1	0.75mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	23d	1	0.77mi
1138 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1739	$1,891	$1.09	15d	1	0.81mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	23d	1	0.90mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	23d	1	0.92mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	23d	1	0.93mi
504 Vannell St Port Charlotte, FL	3.0	2.0	1698	$1,700	$1.00	23d	1	0.98mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	15d	1	1.02mi
37 Gimli St Port Charlotte, FL	3.0	2.0	1492	$2,400	$1.61	23d	1	1.04mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	23d	1	1.08mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	23d	1	1.20mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	23d	1	1.26mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	23d	1	1.28mi
22342 Priscilla Ave Port Charlotte, FL	3.0	2.0	1500	$2,000	$1.33	23d	1	1.28mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	23d	1	1.29mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	15d	1	1.31mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	23d	1	1.33mi
20254 Lorenzo Ave Port Charlotte, FL	4.0	2.0	1449	$1,895	$1.31	23d	1	1.36mi
20217 Renwick Ave Port Charlotte, FL	4.0	2.0	1556	$2,050	$1.32	23d	1	1.37mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	23d	1	1.37mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	23d	1	1.41mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	23d	1	1.42mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	23d	1	1.42mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	23d	1	1.49mi

Listing history 46 events

1. 2026-06-22
   days on market $209,900 Active 32 DOM
2. 2026-06-18
   days on market $209,900 Active 29 DOM
3. 2026-06-17
   days on market $209,900 Active 28 DOM
4. 2026-06-16
   days on market $209,900 Active 27 DOM
5. 2026-06-15
   days on market $209,900 Active 26 DOM
6. 2026-06-14
   days on market $209,900 Active 24 DOM
7. 2026-06-13
   days on market $209,900 Active 23 DOM
8. 2026-06-10
   days on market $209,900 Active 21 DOM
9. 2026-06-09
   days on market $209,900 Active 20 DOM
10. 2026-06-08
    days on market $209,900 Active 19 DOM
11. 2026-06-07
    days on market $209,900 Active 18 DOM
12. 2026-06-05
    remarks 251-char remark
13. 2026-06-05
    pricedays on market $209,900 Active 15 DOM
14. 2026-06-03
    days on market $229,900 Active 14 DOM
15. 2026-06-02
    days on market $229,900 Active 13 DOM
16. 2026-06-01
    days on market $229,900 Active 12 DOM
17. 2026-05-31
    days on market $229,900 Active 11 DOM
18. 2026-05-30
    days on market $229,900 Active 10 DOM
19. 2026-05-26
    status Active
20. 2026-05-26
    price $229,900
21. 2026-05-21
    historical
22. 2026-05-15
    listed $264,000 Active
23. 2026-04-20
    historical
24. 2026-04-16
    price $300,000
25. 2026-04-14
    status Active
26. 2026-03-20
    status Pending
27. 2026-03-17
    price $198,000
28. 2026-03-17
    historical Active Under Contract
29. 2026-02-18
    status Pending
30. 2026-01-03
    historical Active Under Contract
31. 2025-12-12
    price $199,000
32. 2025-12-12
    price $200,000
33. 2025-12-02
    price $230,000
34. 2025-11-09
    price $270,000
35. 2025-09-20
    listed $300,000 Active
36. 2022-01-21
    soldstatus $284,900
37. 2022-01-20
    soldstatus $284,900 Closed 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

38. 2021-12-09
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

39. 2021-12-07
    price $284,900 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

40. 2021-09-17
    status Active 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

41. 2021-08-25
    status Pending 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

42. 2021-07-30
    listed $299,900 Active 336-char remark

    Show marketing remark (336 chars)

    Back on the Market!!!Come and take a look at this beautiful 4 bedroom 3 Bathroom home right off Peachland Blvd. This home features 2 Master Suites, Split Bedroom Floorplan, Cathedral ceilings, Laminate and Tile flooring throughout, Eat in Kitchen and More. The oversized lot has plenty of room for a pool, garden, or additional storage.

43. 2014-07-02
    soldstatus $72,000
44. 1996-12-18
    soldstatus $41,400
45. 1990-02-01
    soldstatus $503,100
46. 1989-11-01
    soldstatus $20,000

ⓘ 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: $3,760 · $313/mo
• Projected year-2 tax: $3,760 · $313/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $23,051
• − Mortgage interest: −$11,758
• − Property taxes: −$3,760
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,106
• Taxable loss: −$3,311
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $986/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): 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

+1049.5% since first listed

28 events — show timeline

• 2026-05-26 Relisted — FORTMLS
• 2026-05-26 Price Changed $229,900 FORTMLS
• 2026-05-21 Listing Removed — FORTMLS
• 2026-05-15 Listed $264,000 FORTMLS
• 2026-04-20 Listing Removed — MARMLS
• 2026-04-16 Price Changed $300,000 MARMLS
• 2026-04-14 Relisted — MARMLS
• 2026-03-20 Pending — MARMLS
• 2026-03-17 Price Changed $198,000 MARMLS
• 2026-03-17 Contingent — MARMLS
• 2026-02-18 Pending — MARMLS
• 2026-01-03 Contingent — MARMLS
• 2025-12-12 Price Changed $199,000 MARMLS
• 2025-12-12 Price Changed $200,000 MARMLS
• 2025-12-02 Price Changed $230,000 MARMLS
• 2025-11-09 Price Changed $270,000 MARMLS
• 2025-09-20 Listed $300,000 MARMLS
• 2022-01-21 Sold (Public Records) $284,900 Public Records
• 2022-01-20 Sold (MLS) $284,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-07 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-08-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-30 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2014-07-02 Sold (Public Records) $72,000 Public Records
• 1996-12-18 Sold (Public Records) $41,400 Public Records
• 1990-02-01 Sold (Public Records) $503,100 Public Records
• 1989-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,760 · -8.7% YoY. Source: county tax records.