10035 Hackensack St · Port Charlotte, FL
Flood risk 9/10 · Severe
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 28 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +5.8/10.0
- Rent growth +3.8/5.0
- Livability +3.2/5.0
- Condition / age +1.0/5.0
- Appreciation +0.0/10.0
$168,000
10035 Hackensack St · Port Charlotte, FL 33981
4 bd · 2.0 ba · 1,744 sqft · SingleFamily
· 98 Days on market
Built 2020
10,000 sqft lot
2-car garage
$96/sqft
· 63% below area
$10/mo HOA
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Building lot with public water and sewer in the waterfront community of South Gulf Cove. There is a community boat ramp that gives access to 55 miles of canals plus access to Charlotte Harbor and the Gulf of Mexico.
Key facts
- 0.23 acre lot
- 2 garage spots
- Built 2020
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $168k. Condition is rated poor.
Deal economics
- At list price, monthly cash flow is $682 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $168k).
- Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
- Cap rate 14.2% vs local median 3.9% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
- Market conditions: Rents rising fast (+5.3%/yr); 2541 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
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 + 5.3% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 98 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
- 9 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $7k; list at $168k implies a 2300% 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
$152,880
(9.0% below list)
Questions for the listing agent
- It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.61% ✓
- Cap rate
- 14.21%
- Cash-on-cash
- 28.29%
- DSCR
- 2.26
- GRM
- 5.2
CMA / ARV
- ARV (median comp)
- $449,730
- List price
- $168,000
- Delta
- -62.64%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10099 Long Branch St | 0.06mi | 3/2.0 (-1) | 1,712 (-2%) | 1mo | $499,900 | $292 | 88 |
| 14304 Amestoy Ave | 0.24mi | 3/2.0 (-1) | 1,802 (+3%) | 2mo | $375,000 | $208 | 77 |
| 10071 Sunday Dr | 0.15mi | 3/2.0 (-1) | 1,622 (-7%) | 3mo | $375,000 | $231 | 74 |
| 14431 Artesia Ave | 0.24mi | 3/3.0 (-1) | 1,851 (+6%) | 0mo | $585,000 | $316 | 69 |
| 15062 Wichita Rd | 0.27mi | 3/2.0 (-1) | 1,900 (+9%) | 0mo | $435,000 | $229 | 67 |
| 14364 Appleton Blvd | 0.53mi | 3/2.0 (-1) | 1,831 (+5%) | 0mo | $489,000 | $267 | 62 |
| 15144 Hennipen Cir | 0.45mi | 4/2.0 | 1,930 (+11%) | 2mo | $547,000 | $283 | 59 |
| 10401 Sunday Dr | 0.72mi | 3/2.0 (-1) | 1,689 (-3%) | 1mo | $500,000 | $296 | 55 |
| 15128 Hennipen Cir | 0.47mi | 3/2.0 (-1) | 1,932 (+11%) | 2mo | $619,000 | $320 | 53 |
| 14246 Maysville | 0.68mi | 3/2.0 (-1) | 1,906 (+9%) | 0mo | $665,000 | $349 | 47 |
| 14985 Appleton Blvd | 0.59mi | 3/2.5 (-1) | 1,926 (+10%) | 2mo | $610,000 | $317 | 46 |
| 14123 Fruitport Cir | 0.62mi | 3/2.0 (-1) | 1,975 (+13%) | 2mo | $745,000 | $377 | 42 |
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 · 5.29% rent growth · sell at horizon
5-year hold
- IRR
- 11.8%
- Equity multiple
- 1.49×
- Total profit
- $22,849
- Equity at exit
- $25,049
10-year hold
- IRR
- 22.9%
- Equity multiple
- 3.22×
- Total profit
- $104,239
- Equity at exit
- $14,526
Cash invested: $47,040 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 73 active · 42 under contract
- Months of supply
- 8.8 mo (11%/mo absorbed)
- Median asking
- $499,000 ($274/sqft)
- Median days on market
- 138 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -6.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33981
- Home prices YoY
- -7.5%
- Rents YoY
- 5.3%
- Active inventory
- 2541
- Price-to-rent
- 5.2×
Monthly cashflow live
↻
- Estimated rent
- $2,710 high interval (Pro) →
- Mortgage (P&I)
- −$881
- Tax from tax record
- −$71 /mo · $856/yr
- Insurance
- −$70
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$10
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$569
- Net cashflow
- $682
Break-even live
Break-even rent
$1,847
Max offer price
$168,000
Occupancy floor
70%
Sensitivity live
| Price | -10% $777 | -5% $730 | +0% $682 | +5% $635 | +10% $587 |
|---|---|---|---|---|---|
| Rent | -10% $468 | -5% $575 | +0% $682 | +5% $789 | +10% $896 |
| Rate | -1.0pp $767 | -0.5pp $725 | base $682 | +0.5pp $639 | +1.0pp $595 |
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
- $42,000
- Closing costs
- $5,040
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 37 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10047 Greetings St Port Charlotte, FL | 4.0 | 2.0 | 2238 | $3,200 | $1.43 | 117d | 1 | 0.28mi |
| 9458 Modesto Cir Port Charlotte, FL | 3.0 | 2.0 | 2153 | $2,750 | $1.28 | 117d | 1 | 0.41mi |
| 15385 Lakeland Cir Port Charlotte, FL | 3.0 | 2.0 | 2000 | $1,615 | $0.81 | 4d | 1 | 0.55mi |
| 9402 Arrid Cir Port Charlotte, FL | 4.0 | 3.0 | 1894 | $3,200 | $1.69 | 6d | 1 | 0.58mi |
| 9379 Snapper Cir Port Charlotte, FL | 4.0 | 2.0 | 2013 | $2,690 | $1.34 | 109d | 1 | 0.60mi |
| 9176 Arrid Cir Port Charlotte, FL | 4.0 | 3.0 | 1894 | $3,200 | $1.69 | 6d | 1 | 0.71mi |
| 15261 Brainbridge Cir Port Charlotte, FL | 4.0 | 2.5 | 1800 | $2,400 | $1.33 | 117d | 1 | 0.74mi |
| 14142 Appleton Blvd Port Charlotte, FL | 4.0 | 2.0 | 1741 | $2,100 | $1.21 | 6d | 1 | 0.77mi |
| 15624 Hennipen Cir Port Charlotte, FL | 3.0 | 2.0 | 1922 | $4,000 | $2.08 | 117d | 1 | 0.84mi |
| 9343 West St Port Charlotte, FL | 3.0 | 4.0 | 1999 | $2,800 | $1.40 | 6d | 1 | 0.93mi |
| 13575 Abutilon Ln Port Charlotte, FL | 4.0 | 2.0 | 2019 | $2,695 | $1.33 | 6d | 1 | 0.93mi |
| 13547 Keystone Blvd Port Charlotte, FL | 3.0 | 2.0 | 1823 | $2,050 | $1.12 | 6d | 1 | 0.99mi |
| 14480 Argus Ln Port Charlotte, FL | 3.0 | 2.0 | 1886 | $2,399 | $1.27 | 6d | 1 | 1.11mi |
| 9179 Ravel St Port Charlotte, FL | 4.0 | 2.0 | 1752 | $2,600 | $1.48 | 6d | 1 | 1.11mi |
| 14300 Kay Ln Port Charlotte, FL | 3.0 | 2.0 | 1686 | $1,950 | $1.16 | 0d | 1 | 1.11mi |
| 9354 Newnan Cir Port Charlotte, FL | 3.0 | 2.0 | 1176 | $2,500 | $2.13 | 109d | 1 | 1.15mi |
| 15419 Appleton Blvd Port Charlotte, FL | 3.0 | 2.0 | 1756 | $4,500 | $2.56 | 117d | 1 | 1.15mi |
| 9108 Santa Lucia Dr Port Charlotte, FL | 4.0 | 2.0 | 1917 | $2,900 | $1.51 | 6d | 1 | 1.20mi |
| 9509 St Paul Dr Port Charlotte, FL | 3.0 | 2.0 | 1882 | $2,549 | $1.35 | 117d | 1 | 1.23mi |
| 15077 Acorn Cir Port Charlotte, FL | 3.0 | 2.0 | 2044 | $2,000 | $0.98 | 109d | 1 | 1.24mi |
| 10488 Van Wyck Ter Port Charlotte, FL | 3.0 | 2.0 | 1726 | $2,900 | $1.68 | 117d | 1 | 1.28mi |
| 15652 Ruston Cir Port Charlotte, FL | 3.0 | 2.0 | 1680 | $4,000 | $2.38 | 117d | 1 | 1.30mi |
| 14300 Sanilac Ave Port Charlotte, FL | 4.0 | 3.0 | 1920 | $2,500 | $1.30 | 6d | 1 | 1.36mi |
| 15561 Melport Cir Port Charlotte, FL | 3.0 | 2.0 | 1688 | $3,100 | $1.84 | 6d | 1 | 1.37mi |
| 13298 Blytheville Ave Port Charlotte, FL | 3.0 | 2.0 | 1264 | $1,625 | $1.29 | 5d | 1 | 1.39mi |
| 10396 Port Everglades St Port Charlotte, FL | 3.0 | 2.0 | 1212 | $1,650 | $1.36 | 6d | 1 | 1.40mi |
| 10398 Port Everglades St Port Charlotte, FL | 3.0 | 2.0 | 1212 | $1,500 | $1.24 | 6d | 1 | 1.40mi |
| 13284 Blytheville Ave Port Charlotte, FL | 3.0 | 2.0 | 1250 | $1,549 | $1.24 | 117d | 1 | 1.41mi |
| 9307 Cyclamen St Port Charlotte, FL | 4.0 | 2.0 | 2019 | $2,695 | $1.33 | 6d | 1 | 1.42mi |
| 10428 Port Everglades St Unit 10430 Port Charlotte, FL | 3.0 | 2.0 | 1429 | $1,697 | $1.19 | 117d | 1 | 1.43mi |
| 14295 Overlook Ave Port Charlotte, FL | 3.0 | 2.0 | 1450 | $1,700 | $1.17 | 117d | 1 | 1.46mi |
| 13257 Blytheville Ave Unit 13259 Port Charlotte, FL | 3.0 | 2.0 | 1379 | $1,697 | $1.23 | 6d | 1 | 1.47mi |
| 13257 Blytheville Ave Unit 13257 Port Charlotte, FL | 3.0 | 2.0 | 1379 | $1,747 | $1.27 | 117d | 1 | 1.47mi |
| 44 Yellowhammer Dr Placida, FL | 3.0 | 2.0 | 1411 | $1,650 | $1.17 | 6d | 1 | 1.48mi |
| 10070 Flat River St Port Charlotte, FL | 4.0 | 3.0 | 1904 | $2,400 | $1.26 | 117d | 1 | 1.49mi |
| 8362 Santa Cruz Dr Port Charlotte, FL | 3.0 | 2.5 | 2016 | $3,500 | $1.74 | 117d | 1 | 1.49mi |
| 15401 Aqua Cir Port Charlotte, FL | 4.0 | 2.0 | 1905 | $2,900 | $1.52 | 6d | 1 | 1.50mi |
Property features AI
Finance
- Other
- Property type: Residential, single familyZoning: RSF3.5Lot approx. 0.23 acres (0 to less than 1/4 acre)
- Financial info
- Total monthly fees reported as $10
- HOA & community
- Has HOA (P.J. Watson) with optional membershipHOA fee $10 monthlyClubhousePets allowed
Exterior
- Parking
- Attached 2-car garage (20x24)
- Utilities
- Public waterPublic sewerPublic utilities
- Home design
- Single family residenceNortheast facingOne level
- Construction
- Block and stucco constructionShingle roofSlab foundationBuilt as DIAMOND model
- Exterior features
- Sliding doorsOther exterior featuresAsphalt road access
Interior
- Kitchen
- No appliances listed
- Bedrooms
- 4 bedrooms
- Flooring
- Concrete floors
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- No heatingNo cooling
- Interior features
- Walk-in closet(s)Other interior features
- Laundry & utility
- Laundry inside
HOA detail $10/mo · $120/yr
- Likely covers
- watersewer
Listing history 50 events
-
2026-09-24days on market $168,000 Active 98 DOM
-
2026-09-24days on market $168,000 Active 97 DOM
-
2026-09-22days on market $168,000 Active 96 DOM
-
2026-09-21days on market $168,000 Active 95 DOM
-
2026-09-20days on market $168,000 Active 94 DOM
-
2026-09-19days on market $168,000 Active 93 DOM
-
2026-09-18days on market $168,000 Active 92 DOM
-
2026-09-17days on market $168,000 Active 91 DOM
-
2026-09-16days on market $168,000 Active 90 DOM
-
2026-09-15days on market $168,000 Active 89 DOM
-
2026-09-14days on market $168,000 Active 88 DOM
-
2026-09-13days on market $168,000 Active 87 DOM
-
2026-09-12days on market $168,000 Active 86 DOM
-
2026-09-11days on market $168,000 Active 85 DOM
-
2026-09-05days on market $168,000 Active 79 DOM
-
2026-09-04days on market $168,000 Active 78 DOM
-
2026-09-03days on market $168,000 Active 77 DOM
-
2026-08-31days on market $168,000 Active 74 DOM
-
2026-08-30days on market $168,000 Active 73 DOM
-
2026-08-29days on market $168,000 Active 72 DOM
-
2026-08-28days on market $168,000 Active 71 DOM
-
2026-08-27days on market $168,000 Active 70 DOM
-
2026-08-26days on market $168,000 Active 69 DOM
-
2026-08-25days on market $168,000 Active 68 DOM
-
2026-08-24days on market $168,000 Active 67 DOM
-
2026-08-23days on market $168,000 Active 66 DOM
-
2026-08-22days on market $168,000 Active 65 DOM
-
2026-08-21days on market $168,000 Active 64 DOM
-
2026-08-20days on market $168,000 Active 63 DOM
-
2026-08-19days on market $168,000 Active 62 DOM
-
2026-08-18days on market $168,000 Active 61 DOM
-
2026-08-17days on market $168,000 Active 60 DOM
-
2026-08-16days on market $168,000 Active 59 DOM
-
2026-08-15days on market $168,000 Active 58 DOM
-
2026-08-14days on market $168,000 Active 57 DOM
-
2026-08-13days on market $168,000 Active 56 DOM
-
2026-08-12days on market $168,000 Active 55 DOM
-
2026-08-11days on market $168,000 Active 54 DOM
-
2026-08-10days on market $168,000 Active 53 DOM
-
2026-08-09days on market $168,000 Active 52 DOM
-
2026-08-08days on market $168,000 Active 51 DOM
-
2026-08-07days on market $168,000 Active 50 DOM
-
2026-08-06days on market $168,000 Active 49 DOM
-
2026-08-05days on market $168,000 Active 48 DOM
-
2026-08-04days on market $168,000 Active 47 DOM
-
2026-08-03days on market $168,000 Active 46 DOM
-
2026-07-31days on market $168,000 Active 43 DOM
-
2026-07-29days on market $168,000 Active 41 DOM
-
2026-07-27days on market $168,000 Active 39 DOM
-
2026-07-25days on market $168,000 Active 37 DOM
ⓘ 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
- $856 · $71/mo
- Projected year-2 tax
- $1,394 · $116/mo
- Expected delta
- +$538/yr (+$45/mo · 62.8%)
ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,526
- − Mortgage interest
- −$9,411
- − Property taxes
- −$856
- − Insurance
- −$5,958
- − Repairs & maintenance
- −$2,602
- − Management
- −$2,602
- − HOA
- −$120
- − Depreciation
- −$4,887
- Taxable income
- $6,089
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,461
- After-tax cash flow
- $6,727/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 · 9 photos
20/100
Extensive rehab
Est. rehab $87,200–$156,960 screening
This property requires extensive renovations, including fencing, drywall, flooring, and landscaping, to become move-in ready and increase its value.
Components & finishes AI
Roof asphalt shingle · good
Deferred maintenance Est. $3,000–$12,000 screening
- Minor Roof (roof) — No visible signs of damage or wear
- Minor Windows (windows) — No visible signs of damage or wear
- Minor Electrical (electrical) — No visible signs of damage or wear
- Minor Plumbing (plumbing) — No visible signs of damage or wear
- Minor Exterior (exterior) — No visible signs of damage or wear
- Minor Other — No visible signs of damage or wear
Repairs flagged
- Major Exterior fencing — Overgrown vegetation and incomplete fencing
- Major Interior drywall — Exposed framing and incomplete drywall
- Major Flooring — Exposed concrete subfloor
- Major Plumbing and electrical wiring — Exposed plumbing and electrical wiring
Value-add opportunities
- Both Landscaping and fencing — Enhances curb appeal and property value ↑
- Both Interior drywall and flooring — Completes the interior and makes the home move-in ready ↑
ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 58/100
Zoned Schools
Elementary
Myakka River Elementary School
B
FL #601/2,144
Nat'l #6,111/41,679
Middle
L. A. Ainger Middle School
B
FL #144/571
Nat'l #1,951/14,009
High
Lemon Bay High School
C-
FL #148/667
Nat'l #4,893/17,239
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
- County
- Charlotte County · 198,646 people
- City population
- 102,180
- Metro
- Punta Gorda, FL
- Population (ZIP)
- 15,622
- Household income
- $84,098
- Rent vs Own
- Severe rent burden
- 3% 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 (89%)
- Race & ethnicity
- White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
- Common ancestry
- Romanian 4% Lithuanian 3% Italian 2%
- Foreign-born
- 6% · Canada
- Languages at home
- 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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
- ▼ -28.09%
- Current HPI
- 346.5247
- Rent YoY
- ▲ 5.29%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+1831.0% since first listed29 events — show timeline
- 2026-07-20 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
- 2026-06-18 Listed $178,000 Stellar MLS as Distributed by MLS Grid
- 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
- 2021-03-07 Pending — Stellar MLS as Distributed by MLS Grid
- 2020-03-16 Price Changed $274,000 Stellar MLS as Distributed by MLS Grid
- 2020-03-11 Listed $269,000 Stellar MLS as Distributed by MLS Grid
- 2019-10-16 Sold (Public Records) $7,000 Public Records
- 2019-09-30 Sold (MLS) $7,000 Stellar MLS as Distributed by MLS Grid
- 2019-08-29 Pending — Stellar MLS as Distributed by MLS Grid
- 2018-10-02 Price Changed $9,900 Stellar MLS as Distributed by MLS Grid
- 2017-06-13 Listed $13,900 Stellar MLS as Distributed by MLS Grid
- 2016-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
- 2016-01-28 Price Changed $11,900 Stellar MLS as Distributed by MLS Grid
- 2015-10-15 Listed $12,500 Stellar MLS as Distributed by MLS Grid
- 2015-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
- 2015-10-07 Sold (Public Records) $7,000 Public Records
- 2015-06-16 Price Changed $12,700 Stellar MLS as Distributed by MLS Grid
- 2015-06-16 Relisted — Stellar MLS as Distributed by MLS Grid
- 2015-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
- 2014-11-20 Listed $12,400 Stellar MLS as Distributed by MLS Grid
- 2009-07-08 Sold (Public Records) $9,000 Public Records
- 2007-07-20 Listed $22,900 Stellar MLS as Distributed by MLS Grid
- 2007-07-20 Listed $22,900 Stellar MLS as Distributed by MLS Grid
- 2007-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
- 2007-02-14 Listed $40,000 Stellar MLS as Distributed by MLS Grid
- 2005-07-25 Sold (Public Records) $63,000 Public Records
- 2004-11-09 Sold (Public Records) $7,500 Public Records
- 2004-03-22 Sold (Public Records) $20,900 Public Records
- 1993-10-13 Sold (Public Records) $8,700 Public Records
Property tax history
+8.3%/yrLatest (2025): $856 · +62.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…