3538 Pinetree St · Port Charlotte, FL 33952

$155,000

3 bd · 4.0 ba · 2,110 sqft · SingleFamily public records · 361 Days on market

Built 1989 0.26 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is at your door. Multi-generational living, rental income potential, sibling/best friend investment, etc. , etc. , etc. This home has the potential to have not one but TWO in-law suites or rental units, each with their own separate entrances. The 2,110 square feet can also easily accommodate a 4th bedroom, den, or office. There are 2 kitchens and 4 full bathrooms. The options are endless. Located on an oversized corner lot, there are 2 very large separate driveways, great for extra vehicles, RV's, boats, etc. There are no HOA fees or deed restrictions. There is fire damage to a portion of the property and this home is being sold AS IS with no warranties provided. Don't miss out

Key facts

• In-law suites
• Oversized corner lot
• Rental units

Tags

• IN-LAW SUITES
• RENTAL UNITS
• SEPARATE ENTRANCES
• OVERSIZED CORNER LOT
• LARGE SEPARATE DRIVEWAYS
• NO HOA FEES

Property features AI

Finance

• Other: Zoning: RSF 3.5; Lot size approximately 0.26 acres (92 x 125); Number of rooms: 7; Number of lots: 1; Other structures: shed(s)
• Financial info: No lease restrictions reported
• HOA & community: No HOA association; Street lights in the community; Pets allowed

Exterior

• Parking: Driveway with ground-level, oversized parking; RV access/parking; Attached garage (2 spaces)
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Phone available; Broadband/high-speed internet available
• Home design: Single-family residence; Residential property; Fixer condition; One story; Home faces south
• Construction: Frame construction with wood siding; Shingle roof; Slab foundation; Building area about 2,560 (public records); Living area about 2,110 (public records)
• Exterior features: Private mailbox; Sliding doors; Storage shed(s); Chain link fencing; Corner lot; Flood zone; Landscaped yard with mature trees; Oversized, private lot; Paved lot and driveway; Public maintained road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Living and dining room combined; Solid surface counters; Stone counters; Split bedroom floorplan; Walk-in closets; Family room; Interior in-law suite with private entry
• Laundry & utility: Laundry inside the home; Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% 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 soft (-1.4%/yr); 707 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $3,101/mo this rent would consume 61% of the median local household income ($61k/yr) (locally 733% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.68%
• DSCR: 2.50
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $371,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Peckham St SW	0.67mi	3/3.0	2,154 (+2%)	5mo	$350,000	$162	57
217 E Tarpon Blvd NW	0.31mi	3/2.0	1,861 (-12%)	6mo	$450,000	$242	53
131 Spring Lake Blvd NW	0.67mi	4/2.0 (+1)	2,106 (-0%)	9mo	$313,000	$149	48
226 Spring Lake Blvd NW	0.70mi	3/2.5	1,836 (-13%)	3mo	$381,000	$208	38
110 Colonial St SW	0.72mi	2/2.0 (-1)	1,816 (-14%)	12mo	$320,000	$176	20

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: 10.2%
• Equity multiple: 1.38×
• Total profit: $16,624
• Equity at exit: $23,111

10-year hold

• IRR: 15.8%
• Equity multiple: 2.06×
• Total profit: $45,938
• Equity at exit: $13,402

Cash invested: $43,400 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,101 high
• Mortgage (P&I): −$813
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $792

Break-even live

Break-even rent $2,099

Max offer price $155,000

Occupancy floor 69%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3509 Port Charlotte Blvd Port Charlotte, FL	3.0	2.0	1830	$5,000	$2.73	21d	1	0.05mi
266 Rockwood St NW Port Charlotte, FL	3.0	2.0	1400	$1,850	$1.32	13d	1	0.19mi
177 Dartmouth Dr NW Port Charlotte, FL	2.0	1.5	1541	$3,250	$2.11	21d	1	0.40mi
3250 Sunrise Trl Port Charlotte, FL	2.0	2.0	2151	$3,900	$1.81	21d	1	0.53mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	0.64mi
167 Godfrey Ave NE Port Charlotte, FL	3.0	2.0	1731	$2,750	$1.59	13d	1	0.72mi
115 Leland St SE Unit 1371159P Port Charlotte, FL	3.0	2.0	1539	$3,758	$2.44	21d	1	0.77mi
285 Millport St NW Port Charlotte, FL	3.0	2.0	1651	$2,200	$1.33	21d	1	1.01mi
326 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	1.05mi
334 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	1.06mi
21484 Edgewater Dr Port Charlotte, FL	3.0	2.0	1731	$2,500	$1.44	21d	1	1.10mi
129 Cousley Dr SE Port Charlotte, FL	3.0	2.0	2021	$5,900	$2.92	21d	1	1.14mi
240 Dalton Blvd Port Charlotte, FL	3.0	2.0	1513	$1,600	$1.06	21d	1	1.15mi
835 Conreid Dr NE Port Charlotte, FL	3.0	2.0	1962	$2,200	$1.12	21d	1	1.16mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	13d	1	1.16mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	21d	1	1.26mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	1.37mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	13d	1	1.48mi
181 Beeney Rd SE Port Charlotte, FL	4.0	2.5	1846	$4,900	$2.65	21d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $155,000 Active 361 DOM
2. 2026-06-17
   days on market $155,000 Active 360 DOM
3. 2026-06-16
   days on market $155,000 Active 359 DOM
4. 2026-06-15
   pricedays on market $155,000 Active 358 DOM
5. 2026-06-14
   days on market $150,000 Active 356 DOM
6. 2026-06-13
   days on market $150,000 Active 355 DOM
7. 2026-06-10
   days on market $150,000 Active 353 DOM
8. 2026-06-09
   days on market $150,000 Active 352 DOM
9. 2026-06-08
   days on market $150,000 Active 351 DOM
10. 2026-06-05
    days on market $150,000 Active 347 DOM
11. 2026-06-02
    days on market $150,000 Active 345 DOM
12. 2026-06-01
    days on market $150,000 Active 344 DOM
13. 2026-05-31
    days on market $150,000 Active 343 DOM
14. 2026-05-30
    days on market $150,000 Active 342 DOM
15. 2026-04-08
    price $150,000
16. 2026-01-02
    price $155,000
17. 2025-08-01
    price $169,900
18. 2025-07-10
    status Active
19. 2025-05-07
    status Pending
20. 2025-04-19
    listed $180,000 Active
21. 2017-12-21
    soldstatus $160,100
22. 2017-10-02
    historical
23. 2017-06-05
    listed $179,900 Active
24. 2017-05-28
    historical
25. 2017-04-28
    status Active
26. 2017-04-27
    historical
27. 2017-04-19
    price $189,500
28. 2017-02-18
    status Active
29. 2017-02-06
    historical
30. 2016-12-23
    price $194,000
31. 2016-12-07
    price $199,500
32. 2016-10-28
    listed $205,000 Active
33. 2000-04-28
    soldstatus $97,000
34. 1991-05-01
    soldstatus $80,000

ⓘ 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: $4,248 · $354/mo
• Projected year-2 tax: $4,248 · $354/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 9/10 Extreme FEMA zone AE · 99% 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: $37,209
• − Mortgage interest: −$8,682
• − Property taxes: −$4,248
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − Depreciation: −$4,509
• Taxable income: $7,923
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $7,598/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): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+87.5% since first listed

20 events — show timeline

• 2026-04-08 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-21 Sold (Public Records) $160,100 Public Records
• 2017-10-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2017-05-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-04-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-19 Price Changed $189,500 Stellar MLS as Distributed by MLS Grid
• 2017-02-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-02-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-23 Price Changed $194,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-07 Price Changed $199,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-28 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2000-04-28 Sold (Public Records) $97,000 Public Records
• 1991-05-01 Sold (Public Records) $80,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,248 · -0.3% YoY. Source: county tax records.