1924 Plan · Port Charlotte, FL 33948

$334,900

4 bd · 2.0 ba · 1,924 sqft · SingleFamily · 198 Days on market

Excellent condition $174/sqft · 7% below area Est $359k · 7% 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 +10.5/15.0
• Cash flow +7.4/30.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Sanctuary-an exceptional new construction home where modern design meets everyday comfort. Thoughtfully designed with a bright, open-concept layout, this residence showcases elevated finishes and attention to detail throughout. The kitchen is a true focal point, featuring quartz countertops, sleek cabinetry with easy-close drawers, and a full stainless-steel appliance package including refrigerator, range, microwave, washer, and dryer-creating a seamless move-in-ready experience. Contemporary black fixtures and door hardware add a sophisticated, designer touch.

Key facts

• 2 parking spots
• Listed 197 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (37.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (28.8% below list).
• Recommended offer: $211k (37.0% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% 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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% 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 53% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 1221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,385/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 24% 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 $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 198 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

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 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,970 (37.0% 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 198 days. Have you received any prior offers? Is the seller open to a 37% 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $359,077
• List price: $334,900
• Delta: -6.73%
• 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
3197 Rock Creek Dr	0.09mi	3/2.0 (-1)	1,725 (-10%)	3mo	$455,000	$264	71
18418 Wintergarden Ave	0.59mi	4/2.0	1,914 (-0%)	4mo	$315,000	$165	68
18423 Lamont Ave	0.37mi	3/2.0 (-1)	2,010 (+4%)	3mo	$339,200	$169	68
641 Verona St	0.49mi	4/3.0	1,905 (-1%)	6mo	$320,000	$168	67
19217 Abhenry Cir	0.67mi	3/2.0 (-1)	1,947 (+1%)	0mo	$585,000	$300	62
3376 Dunbar St	0.44mi	4/2.0	1,710 (-11%)	2mo	$305,000	$178	59
18382 Elgin Ave	0.43mi	4/2.5	1,695 (-12%)	3mo	$364,900	$215	55
19693 Midway Blvd	0.44mi	3/2.0 (-1)	1,681 (-13%)	4mo	$238,000	$142	50
19836 Midway Blvd	0.67mi	3/2.0 (-1)	2,077 (+8%)	2mo	$355,000	$171	49
18343 Elgin Ave	0.50mi	3/2.0 (-1)	1,667 (-13%)	3mo	$353,000	$212	47
973 Dobell Ter NW	0.53mi	3/3.0 (-1)	1,702 (-12%)	2mo	$320,000	$188	45
18380 Robinson Ave	0.74mi	3/2.0 (-1)	2,122 (+10%)	5mo	$425,000	$200	39

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: -40.3%
• Equity multiple: -0.23×
• Total profit: $-115,509
• Equity at exit: $49,935

10-year hold

• IRR: -93.3%
• Equity multiple: -1.10×
• Total profit: $-196,628
• Equity at exit: $28,956

Cash invested: $93,772 (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 →

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

Active competition Active MLS

• For sale now: 47 active · 39 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $339,900 ($202/sqft)
• Median days on market: 90 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -7.5% vs current asking $/sqft

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

ZIP-level market 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 1221
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,024/yr
• Insurance: −$140
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-856

Break-even live

Break-even rent $3,470

Max offer price $210,970

Occupancy floor —

Sensitivity live

Price	-10% $-625	-5% $-741	+0% $-856	+5% $-972	+10% $-1,088
Rent	-10% $-1,045	-5% $-951	+0% $-856	+5% $-762	+10% $-668
Rate	-1.0pp $-688	-0.5pp $-771	base $-856	+0.5pp $-943	+1.0pp $-1,032

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: $83,725
• Closing costs: $10,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Vinita Ave Port Charlotte, FL	5.0	3.0	2274	$2,495	$1.10	162d	1	0.20mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	162d	1	0.24mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	10d	1	0.24mi
1110 Vernon Ave Port Charlotte, FL	3.0	2.0	1298	$1,700	$1.31	44d	1	0.26mi
1124 Ware Ave Port Charlotte, FL	4.0	2.0	1650	$1,995	$1.21	0d	1	0.31mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,100	$1.28	10d	1	0.33mi
1299 Barton Ave Port Charlotte, FL	3.0	2.0	1308	$2,200	$1.68	9d	1	0.35mi
1299 Barton Ave Port Charlotte, FL	3.0	2.0	1308	$2,200	$1.68	10d	1	0.35mi
560 Donora St Port Charlotte, FL	3.0	2.0	1611	$1,676	$1.04	36d	1	0.45mi
3018 Auburn Blvd Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	10d	1	0.49mi
415 Chamber St NW Port Charlotte, FL	3.0	2.0	1956	$1,900	$0.97	38d	1	0.51mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	162d	1	0.56mi
2950 Rock Creek Dr Port Charlotte, FL	3.0	2.0	1503	$1,625	$1.08	10d	1	0.57mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	162d	1	0.62mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	162d	1	0.66mi
18268 Wintergarden Ave Port Charlotte, FL	4.0	2.5	2054	$2,145	$1.04	0d	1	0.77mi
838 Jarvis St Port Charlotte, FL	3.0	2.0	1700	$1,995	$1.17	49d	1	0.83mi
342 Millport St NW Port Charlotte, FL	3.0	2.0	1331	$2,250	$1.69	10d	1	0.84mi
342 Millport St NW Port Charlotte, FL	3.0	2.0	1331	$2,250	$1.69	162d	1	0.84mi
334 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	10d	1	0.84mi
851 Red Bay St Port Charlotte, FL	4.0	2.0	2230	$1,795	$0.80	22d	1	0.84mi
326 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	10d	1	0.84mi
285 Millport St NW Port Charlotte, FL	3.0	2.0	1651	$2,200	$1.33	162d	1	0.89mi
3516 Denham St Port Charlotte, FL	3.0	2.0	1517	$1,550	$1.02	51d	1	0.91mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	162d	1	0.96mi
3084 Sudbury St Port Charlotte, FL	3.0	2.0	1244	$4,000	$3.22	10d	1	1.02mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	10d	1	1.03mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,095	$1.02	0d	1	1.03mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	10d	1	1.04mi
18024 Placid Ave Port Charlotte, FL	4.0	2.5	1840	$2,095	$1.14	51d	1	1.06mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	10d	1	1.09mi
876 Linnaen Ter NW Port Charlotte, FL	3.0	2.0	1315	$2,000	$1.52	16d	1	1.10mi
876 Linnaen Ter NW Port Charlotte, FL	3.0	2.0	1315	$2,000	$1.52	10d	1	1.10mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	162d	1	1.15mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	10d	1	1.15mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	154d	1	1.20mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,936	$1.17	51d	1	1.21mi
2043 Broad Ranch Dr Port Charlotte, FL	4.0	2.0	1650	$2,100	$1.27	10d	1	1.22mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	162d	1	1.25mi
18080 Dublin Ave Port Charlotte, FL	4.0	2.0	1806	$2,000	$1.11	51d	1	1.25mi

Property features AI

Finance

• Financial info: List price $334,900Inventory type: Plan

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating (heat pump)Central air conditioning
• Home design: Single-family plan (1924)Located in Port Charlotte, FL (NW street prefix)
• Construction: Living area approximately 1924 (plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and heat pump heatingCentral air conditioning
• Interior features: Plan-style listing (1924 Plan)

Listing history 50 events

1. 2026-11-08
   days on market $334,900 Active 198 DOM
2. 2026-11-07
   days on market $334,900 Active 197 DOM
3. 2026-11-06
   days on market $334,900 Active 196 DOM
4. 2026-11-05
   days on market $334,900 Active 195 DOM
5. 2026-11-04
   days on market $334,900 Active 194 DOM
6. 2026-11-02
   days on market $334,900 Active 192 DOM
7. 2026-11-01
   days on market $334,900 Active 191 DOM
8. 2026-10-31
   days on market $334,900 Active 190 DOM
9. 2026-10-29
   days on market $334,900 Active 188 DOM
10. 2026-10-28
    days on market $334,900 Active 187 DOM
11. 2026-10-27
    days on market $334,900 Active 186 DOM
12. 2026-10-26
    days on market $334,900 Active 185 DOM
13. 2026-10-25
    days on market $334,900 Active 184 DOM
14. 2026-10-24
    days on market $334,900 Active 183 DOM
15. 2026-10-23
    days on market $334,900 Active 182 DOM
16. 2026-10-22
    days on market $334,900 Active 181 DOM
17. 2026-10-21
    days on market $334,900 Active 180 DOM
18. 2026-10-20
    days on market $334,900 Active 179 DOM
19. 2026-10-19
    days on market $334,900 Active 178 DOM
20. 2026-10-18
    days on market $334,900 Active 177 DOM
21. 2026-10-17
    days on market $334,900 Active 176 DOM
22. 2026-10-16
    days on market $334,900 Active 175 DOM
23. 2026-10-15
    days on market $334,900 Active 174 DOM
24. 2026-10-14
    days on market $334,900 Active 173 DOM
25. 2026-10-13
    days on market $334,900 Active 172 DOM
26. 2026-10-12
    days on market $334,900 Active 171 DOM
27. 2026-10-11
    days on market $334,900 Active 170 DOM
28. 2026-10-10
    days on market $334,900 Active 169 DOM
29. 2026-10-09
    days on market $334,900 Active 168 DOM
30. 2026-10-08
    days on market $334,900 Active 167 DOM
31. 2026-10-07
    days on market $334,900 Active 166 DOM
32. 2026-10-06
    days on market $334,900 Active 165 DOM
33. 2026-10-05
    days on market $334,900 Active 164 DOM
34. 2026-10-04
    days on market $334,900 Active 163 DOM
35. 2026-10-03
    days on market $334,900 Active 162 DOM
36. 2026-10-02
    days on market $334,900 Active 161 DOM
37. 2026-10-01
    days on market $334,900 Active 160 DOM
38. 2026-09-30
    days on market $334,900 Active 159 DOM
39. 2026-09-29
    days on market $334,900 Active 158 DOM
40. 2026-09-28
    days on market $334,900 Active 157 DOM
41. 2026-09-27
    days on market $334,900 Active 156 DOM
42. 2026-09-26
    days on market $334,900 Active 155 DOM
43. 2026-09-25
    days on market $334,900 Active 154 DOM
44. 2026-09-24
    days on market $334,900 Active 153 DOM
45. 2026-09-24
    days on market $334,900 Active 152 DOM
46. 2026-09-22
    days on market $334,900 Active 151 DOM
47. 2026-09-21
    days on market $334,900 Active 150 DOM
48. 2026-09-20
    days on market $334,900 Active 149 DOM
49. 2026-09-19
    days on market $334,900 Active 148 DOM
50. 2026-09-17
    days on market $334,900 Active 146 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 24 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: $28,625
• − Mortgage interest: −$18,760
• − Property taxes: −$5,024
• − Insurance: −$6,793
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$9,743
• Taxable loss: −$16,273
• Est. tax savings @ 24.0%: +$3,906
• After-tax cash flow: $-6,372/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 · 1 photo

Excellent 100/100 None rehab

This move-in-ready home features modern finishes and a seamless design, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home look new and attractive ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Meadow Park Elementary School B- FL #735/2,144 Nat'l #8,158/41,679 Middle Murdock Middle School C- FL #288/571 Nat'l #4,042/14,009 High Port Charlotte High School F FL #434/667 Nat'l #10,882/17,239

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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 24% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: List price $334,900Inventory type: Plan

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating (heat pump)Central air conditioning
• Home design: Single-family plan (1924)Located in Port Charlotte, FL (NW street prefix)
• Construction: Living area approximately 1924 (plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric and heat pump heatingCentral air conditioning
• Interior features: Plan-style listing (1924 Plan)