17433 Edgewater Dr · Port Charlotte, FL 33948

$344,800

4 bd · 2.0 ba · 2,169 sqft · Land · 417 Days on market

Built 2025 10,200 sqft lot

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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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lot located close to schools, beaches, restaurants, Charlotte Sports Park and much much more! Can be purchased separately or as a double lot with 17439 Edgewater Drive price per lot $19,900

Key facts

• Granite in kitchen
• High ceilings
• Granite in baths

Tags

• HIGH CEILINGS
• TILE ALL EXCEPT BEDROOMS
• GRANITE IN KITCHEN
• GRANITE IN BATHS
• STAINLESS STEEL APPLIANCES
• UPGRADED CABINETS

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 127); Living area reported by builder; Total building area reported by builder; Permit number CRC1330146

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Septic sewer; Cable available; Electricity available
• Home design: Single family residence; New construction (projected completion June 30, 2025); One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab and stem wall foundation; Builder: Adams Homes; Model: 2169 A; Under construction
• Exterior features: French doors; Hurricane shutters; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; In-wall pest system; Kitchen and family room combined; Split-bedroom layout; Stone countertops; Tray ceilings; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ 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 $345k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (16.2% below list).
• Recommended offer: $269k (22.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: 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); 963 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,891/mo this rent would consume 55% of the median local household income ($63k/yr) (locally 501% 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 417 days — a 12% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $345k implies a 1633% gain — meaningful room to come down on a strong offer.

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 $268,757 (22.1% 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 417 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

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: -31.6%
• Equity multiple: -0.01×
• Total profit: $-97,509
• Equity at exit: $51,411

10-year hold

• IRR: -62.4%
• Equity multiple: -0.65×
• Total profit: $-159,508
• Equity at exit: $29,812

Cash invested: $96,544 (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: 963
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,891 high
• Mortgage (P&I): −$1,808
• Tax est. 1.5%: −$431 /mo · $5,172/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-526

Break-even live

Break-even rent $3,556

Max offer price $268,757

Occupancy floor —

Sensitivity live

Price	-10% $-287	-5% $-406	+0% $-526	+5% $-645	+10% $-764
Rent	-10% $-754	-5% $-640	+0% $-526	+5% $-411	+10% $-297
Rate	-1.0pp $-352	-0.5pp $-438	base $-526	+0.5pp $-615	+1.0pp $-706

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: $86,200
• Closing costs: $10,344
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	23d	1	0.53mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	15d	1	0.57mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	0.58mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	15d	1	0.59mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	23d	1	0.74mi
17146 Marydale Rd Port Charlotte, FL	3.0	2.0	2031	$5,000	$2.46	15d	1	0.79mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	23d	1	0.90mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	23d	1	0.94mi
4088 Gingold St Port Charlotte, FL	3.0	2.0	2810	$4,800	$1.71	23d	1	0.97mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	23d	1	1.10mi
17411 Reaper Ave Port Charlotte, FL	3.0	2.0	2388	$2,400	$1.01	23d	1	1.10mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	23d	1	1.12mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	15d	1	1.20mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	23d	1	1.24mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	23d	1	1.29mi

Listing history 24 events

1. 2026-06-05
   statusdays on market $344,800 Pending 417 DOM
2. 2026-06-02
   days on market $344,800 Active 415 DOM
3. 2026-06-01
   days on market $344,800 Active 414 DOM
4. 2026-05-31
   days on market $344,800 Active 413 DOM
5. 2026-05-30
   days on market $344,800 Active 412 DOM
6. 2026-05-01
   price $344,800
7. 2026-04-30
   status Active
8. 2026-03-30
   status Pending
9. 2026-02-27
   status Active
10. 2026-01-08
    status Pending
11. 2025-11-26
    price $360,400
12. 2025-11-26
    price $364,400
13. 2025-01-24
    price $369,400
14. 2025-01-22
    listed $389,400 Active
15. 2021-06-25
    soldstatus $19,900 Closed 194-char remark

    Show marketing remark (194 chars)

    Nice lot located close to schools, beaches, restaurants, Charlotte Sports Park and much much more! Can be purchased separately or as a double lot with 17439 Edgewater Drive price per lot $19,900

16. 2021-06-24
    soldstatus $39,800
17. 2021-05-21
    status Pending 194-char remark

    Show marketing remark (194 chars)

    Nice lot located close to schools, beaches, restaurants, Charlotte Sports Park and much much more! Can be purchased separately or as a double lot with 17439 Edgewater Drive price per lot $19,900

18. 2021-03-29
    listed $19,900 Active 194-char remark

    Show marketing remark (194 chars)

    Nice lot located close to schools, beaches, restaurants, Charlotte Sports Park and much much more! Can be purchased separately or as a double lot with 17439 Edgewater Drive price per lot $19,900

19. 2018-05-17
    historical
20. 2017-12-20
    price $10,900
21. 2017-05-26
    listed $11,900 Active
22. 2017-05-08
    historical
23. 2017-02-18
    listed $11,900 Active
24. 2003-12-03
    soldstatus $9,500

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,692
• − Mortgage interest: −$19,314
• − Property taxes: −$5,172
• − Insurance: −$6,842
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − Depreciation: −$10,031
• Taxable loss: −$12,218
• Est. tax savings @ 24.0%: +$2,932
• After-tax cash flow: $-3,374/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

+3529.5% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $344,800 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $360,400 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $364,400 Stellar MLS as Distributed by MLS Grid
• 2025-01-24 Price Changed $369,400 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listed $389,400 Stellar MLS as Distributed by MLS Grid
• 2021-06-25 Sold (MLS) $19,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-24 Sold (Public Records) $39,800 Public Records
• 2021-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-29 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2018-05-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-12-20 Price Changed $10,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-26 Listed $11,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-02-18 Listed $11,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-03 Sold (Public Records) $9,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $473 · -16.1% YoY. Source: county tax records.