1193 NW Victoria Ave · Port Charlotte, FL 33948

$279,900

4 bd · 2.0 ba · 1,619 sqft · Land public records · 93 Days on market

Built 2024 0.28 ac 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. When using builders preferred lender builder will contribute up to $6,000 towards buyers closing cost or rate buy down. Welcome to your Sanctuary Home - a thoughtfully designed 4-bedroom, 2-bath residence offering 1,617 sq ft of comfortable, modern living. This open-concept home features vinyl flooring throughout and a spacious layout ideal for both everyday living and entertaining. The large kitchen island anchors the heart of the home and is complemented by granite countertops, stainless steel appliances, and ample cabinet space—perfect for gatherings or casual meals. The private primary suite is highlighted by an elegant tray ceiling,

Key facts

• Large kitchen island
• Tile shower walls
• Granite countertops

Tags

• LARGE KITCHEN ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE SHOWER WALLS
• LED FLUSH-MOUNT LIGHTING
• BRIGHT AIRY FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (10.9% below list).
• Recommended offer: $205k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% 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 51% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 30 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).
• At $2,495/mo this rent would consume 48% 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 $8k 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 93 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $204,660 (26.9% 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 93 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.89% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.3

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: -31.8%
• Equity multiple: -0.01×
• Total profit: $-79,472
• Equity at exit: $41,734

10-year hold

• IRR: -65.2%
• Equity multiple: -0.67×
• Total profit: $-131,082
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$386 /mo · $4,631/yr
• Insurance: −$117
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-426

Break-even live

Break-even rent $3,034

Max offer price $204,660

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-347	+0% $-426	+5% $-505	+10% $-584
Rent	-10% $-623	-5% $-524	+0% $-426	+5% $-327	+10% $-229
Rate	-1.0pp $-285	-0.5pp $-355	base $-426	+0.5pp $-498	+1.0pp $-572

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	0.24mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	21d	1	0.31mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	0.33mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	0.56mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	0.62mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	21d	1	0.66mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	21d	1	0.77mi
342 Millport St NW Port Charlotte, FL	3.0	2.0	1331	$2,250	$1.69	21d	1	0.84mi
334 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	0.84mi
326 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	0.84mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	21d	1	0.84mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	21d	1	0.86mi
285 Millport St NW Port Charlotte, FL	3.0	2.0	1651	$2,200	$1.33	21d	1	0.89mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	21d	1	0.96mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	21d	1	0.99mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	21d	1	1.00mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	14d	1	1.03mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	1.03mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	21d	1	1.04mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	21d	1	1.09mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	21d	1	1.11mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	21d	1	1.15mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	14d	1	1.20mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	21d	1	1.21mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	21d	1	1.25mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	1.26mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	14d	1	1.26mi
2220 Broad Ranch Dr Port Charlotte, FL	3.0	2.0	1908	$6,000	$3.14	21d	1	1.31mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	1.33mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	21d	1	1.33mi

Listing history 35 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   price $279,900
3. 2026-02-27
   price $289,000
4. 2026-01-24
   listed $295,900 Active
5. 2026-01-06
   historical
6. 2025-10-14
   price $302,900
7. 2025-10-13
   price $303,400
8. 2025-10-10
   price $303,900
9. 2025-10-08
   price $304,400
10. 2025-10-08
    price $303,900
11. 2025-10-08
    price $304,400
12. 2025-10-07
    price $304,900
13. 2025-10-06
    price $305,400
14. 2025-10-03
    price $305,900
15. 2025-10-02
    price $306,400
16. 2025-10-01
    price $306,900
17. 2025-09-30
    price $307,400
18. 2025-09-09
    price $309,900
19. 2025-08-17
    listed $281,999 Active
20. 2025-01-22
    historical
21. 2024-10-14
    price $344,900
22. 2024-07-22
    status Active
23. 2024-04-30
    historical
24. 2024-01-09
    listed $369,900 Active
25. 2021-12-21
    soldstatus $5,105,200
26. 2021-02-01
    soldstatus $8,000
27. 2018-11-29
    soldstatus $6,000 Sold
28. 2018-11-29
    soldstatus $12,000
29. 2018-11-12
    status Pending
30. 2018-08-29
    price $7,900
31. 2018-08-29
    status Active
32. 2018-08-28
    historical
33. 2018-01-30
    listed $8,900 Active
34. 2017-02-21
    historical
35. 2016-04-01
    listed $9,800 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: $4,631 · $386/mo
• Projected year-2 tax: $4,631 · $386/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 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: $29,939
• − Mortgage interest: −$15,679
• − Property taxes: −$4,631
• − Insurance: −$6,518
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$8,143
• Taxable loss: −$9,821
• Est. tax savings @ 24.0%: +$2,357
• After-tax cash flow: $-2,754/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

+2756.1% since first listed

35 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed $295,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $302,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $303,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $303,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $304,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $303,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Price Changed $304,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $304,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $305,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $305,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $306,400 Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $306,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $307,400 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $309,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-17 Listed $281,999 Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listing Removed — realMLS
• 2024-10-14 Price Changed $344,900 realMLS
• 2024-07-22 Relisted — realMLS
• 2024-04-30 Listing Removed — realMLS
• 2024-01-09 Listed $369,900 realMLS
• 2021-12-21 Sold (Public Records) $5,105,200 Public Records
• 2021-02-01 Sold (Public Records) $8,000 Public Records
• 2018-11-29 Sold (Public Records) $12,000 Public Records
• 2018-11-29 Sold (MLS) $6,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-29 Price Changed $7,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Listed $8,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-01 Listed $9,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.2%/yr

Latest (2025): $4,631 · +428.6% YoY. Source: county tax records.