2025 Barksdale St · Port Charlotte, FL 33948

$230,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 30 Days on market

Built 1978 0.26 ac lot Est $193k · 19% over

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Why this score? — see what drove the F 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 +13.0/30.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a Super clean move in ready condition home in Port Charlotte this is it. Three bedrooms, two bathrooms, garage with a screened in lanai. Porcelain tile though out main living area on a diagonal, carpet in the bedrooms. Ceiling fans in bedrooms and living room. This property is located in an X flood zone on a over-sized corner lot. There is city water, square D electric panel installed 4/2012, Ac with all duct work installed on 10/2015. This home is close to everything being located in the heart of Port Charlotte.

Key facts

• No hoa fees
• New impact windows
• Mature landscaping

Tags

• CORNER LOT
• MATURE LANDSCAPING
• NEW ROOF
• NEW IMPACT WINDOWS
• NO HOA FEES
• HIGHLY DESIRABLE FLOOD ZONE

Property features AI

Finance

• Other: Homestead exemption; Zoned RSF3.5
• HOA & community: No association; Pets allowed

Exterior

• Parking: Attached garage (1 car, approximately 12 x 26); Driveway
• Utilities: Public water available; Septic tank; Cable available; Electricity connected
• Home design: Single-family residence; One story; South-facing; Completed condition
• Construction: Block foundation; Block and stucco construction; Shingle roof; Built on a 90 x 125 lot (approx. 0.26 acres)
• Exterior features: Rear screened porch; Outdoor lighting; Rain gutters; Corner lot; Paved lot; In-county location; Oak trees

Interior

• Kitchen: Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Blinds; Storm windows; Florida room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.1% below list).
• Recommended offer: $179k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 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 50% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 15 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).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $132k; list at $230k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $179,190 (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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $193,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18033 Cochran Blvd	0.33mi	2/1.5	1,090 (+3%)	7mo	$185,000	$170	71
2174 Taunt St	0.42mi	3/2.0 (+1)	1,050 (-1%)	5mo	$192,000	$183	71
2318 Summit St	0.61mi	2/2.0	968 (-8%)	2mo	$224,000	$231	56
2094 Backton St	0.49mi	2/2.0	1,201 (+14%)	1mo	$129,000	$107	53
18103 Clanton Ave	0.63mi	2/1.0	1,148 (+9%)	12mo	$197,500	$172	42
2341 Granadeer St	0.63mi	3/2.0 (+1)	1,183 (+12%)	5mo	$223,000	$189	41
18456 Yarbrough Ave	0.55mi	2/1.0	900 (-15%)	16mo	$195,000	$217	32

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-47,596
• Equity at exit: $34,294

10-year hold

• IRR: -24.8%
• Equity multiple: -0.06×
• Total profit: $-68,362
• Equity at exit: $19,886

Cash invested: $64,400 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-79

Break-even live

Break-even rent $1,892

Max offer price $216,010

Occupancy floor 99%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	20d	1	0.54mi
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	20d	1	0.75mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	13d	1	0.76mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	20d	1	0.85mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	20d	1	0.89mi
17230 Belmont Ave Port Charlotte, FL	2.0	2.0	1052	$1,375	$1.31	20d	1	0.94mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	20d	1	0.95mi
2022 Dorion St Port Charlotte, FL	3.0	2.0	1200	$1,695	$1.41	13d	1	1.02mi
17107 Thompson Ave Unit 17107 Port Charlotte, FL	3.0	2.0	1190	$1,900	$1.60	20d	1	1.18mi
2023 Fraser St Port Charlotte, FL	2.0	2.0	935	$1,450	$1.55	13d	1	1.27mi
2021 Fraser St Port Charlotte, FL	2.0	2.0	935	$1,450	$1.55	13d	1	1.27mi
2046 Hilton St Port Charlotte, FL	2.0	2.0	1052	$1,375	$1.31	20d	1	1.30mi
2084 Hilton St Port Charlotte, FL	2.0	2.0	1052	$1,395	$1.33	13d	1	1.30mi
2233 Fraser St Unit 2235 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	20d	1	1.34mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	20d	1	1.41mi

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 30 DOM
2. 2026-06-17
   days on market $230,000 Active 29 DOM
3. 2026-06-16
   days on market $230,000 Active 28 DOM
4. 2026-06-15
   days on market $230,000 Active 27 DOM
5. 2026-06-14
   days on market $230,000 Active 25 DOM
6. 2026-06-13
   days on market $230,000 Active 24 DOM
7. 2026-06-10
   days on market $230,000 Active 22 DOM
8. 2026-06-09
   days on market $230,000 Active 21 DOM
9. 2026-06-08
   days on market $230,000 Active 20 DOM
10. 2026-06-07
    days on market $230,000 Active 19 DOM
11. 2026-06-05
    days on market $230,000 Active 16 DOM
12. 2026-06-03
    days on market $230,000 Active 15 DOM
13. 2026-06-02
    days on market $230,000 Active 14 DOM
14. 2026-06-01
    days on market $230,000 Active 13 DOM
15. 2026-05-31
    days on market $230,000 Active 12 DOM
16. 2026-05-30
    days on market $230,000 Active 11 DOM
17. 2026-05-19
    listed $230,000 Active
18. 2016-12-30
    soldstatus $131,500
19. 2016-12-29
    soldstatus $131,500 Sold 531-char remark

    Show marketing remark (531 chars)

    Looking for a Super clean move in ready condition home in Port Charlotte this is it. Three bedrooms, two bathrooms, garage with a screened in lanai. Porcelain tile though out main living area on a diagonal, carpet in the bedrooms. Ceiling fans in bedrooms and living room. This property is located in an X flood zone on a over-sized corner lot. There is city water, square D electric panel installed 4/2012, Ac with all duct work installed on 10/2015. This home is close to everything being located in the heart of Port Charlotte.

20. 2016-12-07
    status Pending 531-char remark

    Show marketing remark (531 chars)

    Looking for a Super clean move in ready condition home in Port Charlotte this is it. Three bedrooms, two bathrooms, garage with a screened in lanai. Porcelain tile though out main living area on a diagonal, carpet in the bedrooms. Ceiling fans in bedrooms and living room. This property is located in an X flood zone on a over-sized corner lot. There is city water, square D electric panel installed 4/2012, Ac with all duct work installed on 10/2015. This home is close to everything being located in the heart of Port Charlotte.

21. 2016-11-28
    listed $132,900 Active 531-char remark

    Show marketing remark (531 chars)

    Looking for a Super clean move in ready condition home in Port Charlotte this is it. Three bedrooms, two bathrooms, garage with a screened in lanai. Porcelain tile though out main living area on a diagonal, carpet in the bedrooms. Ceiling fans in bedrooms and living room. This property is located in an X flood zone on a over-sized corner lot. There is city water, square D electric panel installed 4/2012, Ac with all duct work installed on 10/2015. This home is close to everything being located in the heart of Port Charlotte.

22. 2012-04-13
    historical
23. 2012-01-26
    soldstatus $35,000
24. 2011-10-21
    listed $44,900
25. 2011-10-14
    listed $39,900
26. 2011-08-18
    historical
27. 2010-09-20
    listed $34,600
28. 1997-11-17
    soldstatus $48,000
29. 1988-03-01
    soldstatus $50,000

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$393/yr (+$33/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 73% 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: $21,503
• − Mortgage interest: −$12,884
• − Property taxes: −$1,516
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$6,691
• Taxable loss: −$4,976
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $244/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

+360.0% since first listed

13 events — show timeline

• 2026-05-19 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-30 Sold (Public Records) $131,500 Public Records
• 2016-12-29 Sold (MLS) $131,500 Stellar MLS as Distributed by MLS Grid
• 2016-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-11-28 Listed $132,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-13 Listing Removed — MiRealSource-MiMLS
• 2012-01-26 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-21 Listed $44,900 MiRealSource-MiMLS
• 2011-10-14 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-20 Listed $34,600 Stellar MLS as Distributed by MLS Grid
• 1997-11-17 Sold (Public Records) $48,000 Public Records
• 1988-03-01 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,516 · +2.1% YoY. Source: county tax records.