21320 Brinson Ave #109 · Port Charlotte, FL 33952

$75,000

1 bd · 1.0 ba · 672 sqft · Condo public records · 196 Days on market

Built 1970 $413/mo HOA · 33% of rent

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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 +13.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming partially Furnished FIRST FLOOR END UNIT! 1 Bedroom, 1 Bathroom + a FLORIDA ROOM Condo in a 55+ Community located in desirable Hampshire House at Charlotte Square Condo Complex. CLICK ON THE VIRTUAL TOUR LINK 1 FOR A 3D INTERACTIVE WALK THROUGH. The SPACIOUS living room and dining room offer a great amount of living space and showcase laminate wood flooring. You will LOVE cooking up something delicious in the kitchen w/ all appliances included. The Master Bedroom is a great size w/ plenty of room to relax and two large closets. The bathroom is right across the hall and features a shower/tub combo. The FLORIDA ROOM is perfect for enjoying the beautiful Florida weather and sipping your morning cup of coffee! The Hampshire House Community offers many amenities: heated swimming pool, tennis/shuffleboard courts, billiards room, meeting rooms, an assigned parking space, water, sewer, and trash. The lobby offers a laundry room, comfortable seating areas, an elevator and office for your convenience. Close to hospitals, shopping, dining, live entertainment and US 41. Call and schedule your showing TODAY!

Key facts

• Turn key furnished
• Replaced hvac system
• Private back door

Tags

• GROUND FLOOR END UNIT
• TURN KEY FURNISHED
• LAMINATE WOOD FLOORING
• ENCLOSED LANAI
• PRIVATE BACK DOOR
• REPLACED HVAC SYSTEM

Property features AI

Finance

• Other: Turnkey furnished; Lease restrictions apply
• Financial info: Total monthly condo/association fees $413; total annual fees approximately $4,956
• HOA & community: Monthly condo fee of $413; fees paid monthly; Association provides clubhouse, fitness center, laundry, maintenance, pool, recreation facilities, shuffleboard, storage, tennis courts, wheelchair access; Association fee covers common area taxes, pool, escrow reserves, insurance, structure and grounds maintenance, management, pest control, recreational facilities, sewer, trash and water; Association approval required for buyers; Community features include clubhouse, community mailbox, deed restrictions, sidewalks; senior community; no pets allowed

Exterior

• Parking: Assigned parking; Guest parking; Open parking; Reserved parking
• Security: Lobby key required
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Sewer connected
• Home design: Residential condominium; One-level unit on first floor; Faces north; Located in a two-story building
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Building named HAMPSHIRE HOUSE
• Exterior features: Covered, enclosed rear porch; Lighting; Rain gutters; Sidewalk; Sliding doors; Storage; Gunite heated in-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Blinds; Exhaust fan; Elevator in building
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-63 ($-753/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (14.8% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $64k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 6.4% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 196 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,915 (14.8% 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 196 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 5.1

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: -29.3%
• Equity multiple: 0.07×
• Total profit: $-19,432
• Equity at exit: $11,183

10-year hold

• IRR: -83.2%
• Equity multiple: -0.65×
• Total profit: $-34,685
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$393
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$413
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-63

Break-even live

Break-even rent $1,315

Max offer price $63,915

Occupancy floor —

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.08mi
2305 Aaron St Port Charlotte, FL	—	1.0	395	$1,200	$3.04	13d	8	0.20mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	21d	2	0.25mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	13d	1	0.25mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	21d	3	0.29mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.31mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.60mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	21d	1	0.93mi

HOA detail condo

• Monthly dues: $413 · $4,956/yr
• Likely covers: watersewertrashpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $75,000 Active 196 DOM
2. 2026-06-17
   days on market $75,000 Active 195 DOM
3. 2026-06-16
   days on market $75,000 Active 194 DOM
4. 2026-06-15
   days on market $75,000 Active 193 DOM
5. 2026-06-14
   days on market $75,000 Active 191 DOM
6. 2026-06-13
   days on market $75,000 Active 190 DOM
7. 2026-06-10
   days on market $75,000 Active 188 DOM
8. 2026-06-09
   days on market $75,000 Active 187 DOM
9. 2026-06-08
   days on market $75,000 Active 186 DOM
10. 2026-06-05
    days on market $75,000 Active 182 DOM
11. 2026-06-03
    days on market $75,000 Active 181 DOM
12. 2026-06-02
    days on market $75,000 Active 180 DOM
13. 2026-06-01
    days on market $75,000 Active 179 DOM
14. 2026-05-31
    days on market $75,000 Active 178 DOM
15. 2026-05-30
    days on market $75,000 Active 177 DOM
16. 2026-01-21
    price $75,000
17. 2025-12-04
    listed $84,000 Active
18. 2025-07-06
    historical
19. 2025-03-20
    price $99,500
20. 2025-03-06
    price $108,000
21. 2025-02-06
    listed $115,000 Active
22. 2023-02-22
    soldstatus $105,000
23. 2023-02-21
    soldstatus $105,000 Closed 1121-char remark

    Show marketing remark (1121 chars)

    Charming partially Furnished FIRST FLOOR END UNIT! 1 Bedroom, 1 Bathroom + a FLORIDA ROOM Condo in a 55+ Community located in desirable Hampshire House at Charlotte Square Condo Complex. CLICK ON THE VIRTUAL TOUR LINK 1 FOR A 3D INTERACTIVE WALK THROUGH. The SPACIOUS living room and dining room offer a great amount of living space and showcase laminate wood flooring. You will LOVE cooking up something delicious in the kitchen w/ all appliances included. The Master Bedroom is a great size w/ plenty of room to relax and two large closets. The bathroom is right across the hall and features a shower/tub combo. The FLORIDA ROOM is perfect for enjoying the beautiful Florida weather and sipping your morning cup of coffee! The Hampshire House Community offers many amenities: heated swimming pool, tennis/shuffleboard courts, billiards room, meeting rooms, an assigned parking space, water, sewer, and trash. The lobby offers a laundry room, comfortable seating areas, an elevator and office for your convenience. Close to hospitals, shopping, dining, live entertainment and US 41. Call and schedule your showing TODAY!

24. 2023-02-07
    status Pending 1121-char remark

    Show marketing remark (1121 chars)

    Charming partially Furnished FIRST FLOOR END UNIT! 1 Bedroom, 1 Bathroom + a FLORIDA ROOM Condo in a 55+ Community located in desirable Hampshire House at Charlotte Square Condo Complex. CLICK ON THE VIRTUAL TOUR LINK 1 FOR A 3D INTERACTIVE WALK THROUGH. The SPACIOUS living room and dining room offer a great amount of living space and showcase laminate wood flooring. You will LOVE cooking up something delicious in the kitchen w/ all appliances included. The Master Bedroom is a great size w/ plenty of room to relax and two large closets. The bathroom is right across the hall and features a shower/tub combo. The FLORIDA ROOM is perfect for enjoying the beautiful Florida weather and sipping your morning cup of coffee! The Hampshire House Community offers many amenities: heated swimming pool, tennis/shuffleboard courts, billiards room, meeting rooms, an assigned parking space, water, sewer, and trash. The lobby offers a laundry room, comfortable seating areas, an elevator and office for your convenience. Close to hospitals, shopping, dining, live entertainment and US 41. Call and schedule your showing TODAY!

25. 2023-01-19
    price $120,000 1121-char remark

    Show marketing remark (1121 chars)

    Charming partially Furnished FIRST FLOOR END UNIT! 1 Bedroom, 1 Bathroom + a FLORIDA ROOM Condo in a 55+ Community located in desirable Hampshire House at Charlotte Square Condo Complex. CLICK ON THE VIRTUAL TOUR LINK 1 FOR A 3D INTERACTIVE WALK THROUGH. The SPACIOUS living room and dining room offer a great amount of living space and showcase laminate wood flooring. You will LOVE cooking up something delicious in the kitchen w/ all appliances included. The Master Bedroom is a great size w/ plenty of room to relax and two large closets. The bathroom is right across the hall and features a shower/tub combo. The FLORIDA ROOM is perfect for enjoying the beautiful Florida weather and sipping your morning cup of coffee! The Hampshire House Community offers many amenities: heated swimming pool, tennis/shuffleboard courts, billiards room, meeting rooms, an assigned parking space, water, sewer, and trash. The lobby offers a laundry room, comfortable seating areas, an elevator and office for your convenience. Close to hospitals, shopping, dining, live entertainment and US 41. Call and schedule your showing TODAY!

26. 2022-12-13
    listed $130,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    Charming partially Furnished FIRST FLOOR END UNIT! 1 Bedroom, 1 Bathroom + a FLORIDA ROOM Condo in a 55+ Community located in desirable Hampshire House at Charlotte Square Condo Complex. CLICK ON THE VIRTUAL TOUR LINK 1 FOR A 3D INTERACTIVE WALK THROUGH. The SPACIOUS living room and dining room offer a great amount of living space and showcase laminate wood flooring. You will LOVE cooking up something delicious in the kitchen w/ all appliances included. The Master Bedroom is a great size w/ plenty of room to relax and two large closets. The bathroom is right across the hall and features a shower/tub combo. The FLORIDA ROOM is perfect for enjoying the beautiful Florida weather and sipping your morning cup of coffee! The Hampshire House Community offers many amenities: heated swimming pool, tennis/shuffleboard courts, billiards room, meeting rooms, an assigned parking space, water, sewer, and trash. The lobby offers a laundry room, comfortable seating areas, an elevator and office for your convenience. Close to hospitals, shopping, dining, live entertainment and US 41. Call and schedule your showing TODAY!

27. 2017-12-05
    soldstatus $41,500
28. 2016-12-12
    soldstatus $34,000
29. 2015-11-13
    soldstatus $30,000 Sold
30. 2015-11-13
    soldstatus $30,000
31. 2015-10-15
    status Pending
32. 2015-08-28
    listed $35,000 Active
33. 2010-08-19
    historical
34. 2008-07-04
    listed $34,900
35. 1996-03-26
    soldstatus $29,000

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,617 · $135/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 7/10 Severe FEMA zone X (shaded) · 81% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $14,826
• − Mortgage interest: −$4,201
• − Property taxes: −$1,617
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − HOA: −$4,956
• − Depreciation: −$2,182
• Taxable loss: −$1,675
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $-351/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

+158.6% since first listed

20 events — show timeline

• 2026-01-21 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Price Changed $108,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-06 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Sold (Public Records) $105,000 Public Records
• 2023-02-21 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-13 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-05 Sold (Public Records) $41,500 Public Records
• 2016-12-12 Sold (Public Records) $34,000 Public Records
• 2015-11-13 Sold (Public Records) $30,000 Public Records
• 2015-11-13 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-28 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-07-04 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 1996-03-26 Sold (Public Records) $29,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,617 · -15.1% YoY. Source: county tax records.