2161 Hayworth Rd · Port Charlotte, FL 33952

$177,500

2 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 142 Days on market

Built 1962 10,865 sqft lot Est $205k · 14% under

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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).

• ARV discount +13.6/15.0
• Cash flow +12.6/30.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• 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

PRICED TO SELL! This home is located in the heart of Port Charlotte with city water and sewer. Built in 1962, but the owner has taken great care with the upkeep. One of the bedrooms was removed to make a much larger living area for your enjoyment. The family room gives you an even bigger feel to this home. The outside utility room / workshop is 10x13, not to mention the outdoor shed which is 8 x 10 for your storage needs. This home also comes with hurricane shutters, gutters, and an over-sized corner lot. The roof was re-coated about 9 months ago and the water heater was replaced in 2014. The kitchen has a walk in pantry and the cabinets and counter-tops have been replaced in the past. This cute home is just what you have been looking for, so Don't Delay, Call Today.

Key facts

• Newer ac
• New kitchen
• Upgraded windows

Tags

• NEW ROOF
• NEWER AC
• UPGRADED WINDOWS
• NEW KITCHEN
• WALK-IN PANTRY
• UPGRADED APPLIANCES

Property features AI

Finance

• Other: Unfurnished; Paved road access; Corner lot; Approximately 1,087 sq ft living area (public records)
• HOA & community: No association

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; Residential property; One story; Faces southeast
• Construction: Block construction; Shingle roof; Built on slab foundation; Lot roughly 100 x 110 (0.25 acres)
• Exterior features: Awning(s); Hurricane shutters; Sidewalk; Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Slab foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid wood cabinets; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (10.2% below list).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 28 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 31% of the median local income ($61k/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 $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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $87k; list at $178k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $156,200 (12.0% 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 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $205,443
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22275 Belinda Ave	0.34mi	2/1.0	1,056 (-3%)	12mo	$205,000	$194	69
1660 Hayworth Rd	0.16mi	3/1.5 (+1)	1,169 (+8%)	6mo	$252,500	$216	68
1582 Noble Ter	0.47mi	3/2.0 (+1)	1,053 (-3%)	13mo	$205,000	$195	54
22163 Lasalle Rd	0.41mi	2/1.0	938 (-14%)	7mo	$124,000	$132	52
1580 Hayworth Rd	0.29mi	3/2.0 (+1)	1,217 (+12%)	9mo	$230,000	$189	50
22549 Bolanos Ct	0.44mi	2/2.0	1,217 (+12%)	7mo	$230,000	$189	50
22075 Felton Ave	0.67mi	3/1.0 (+1)	1,183 (+9%)	1mo	$158,000	$134	48
1563 Beacon Dr	0.52mi	2/2.0	1,176 (+8%)	15mo	$211,000	$179	46
2271 Hariet St	0.73mi	2/1.0	988 (-9%)	14mo	$225,000	$228	39
1517 Abel St	0.46mi	3/2.0 (+1)	1,220 (+12%)	15mo	$170,000	$139	37
21543 Midway Blvd	0.70mi	3/2.0 (+1)	1,172 (+8%)	16mo	$219,000	$187	32
2055 Hariet St	0.65mi	3/2.0 (+1)	1,248 (+15%)	9mo	$192,000	$154	28

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-34,731
• Equity at exit: $26,466

10-year hold

• IRR: -23.2%
• Equity multiple: -0.00×
• Total profit: $-49,810
• Equity at exit: $15,347

Cash invested: $49,700 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$931
• Tax from tax record: −$276 /mo · $3,311/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-21

Break-even live

Break-even rent $1,621

Max offer price $173,745

Occupancy floor 96%

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	0.19mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.34mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.46mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	0.53mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	0.58mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	0.62mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.67mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.73mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	0.78mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.79mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.89mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	13d	1	0.92mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	0.92mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.02mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	1.05mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.16mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	1.16mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	1.18mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	1.18mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	1.21mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	1.22mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	1.27mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	1.32mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	1.37mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.39mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	1.40mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.43mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	1.44mi

Listing history 17 events

1. 2026-06-09
   status $177,500 Pending 142 DOM
2. 2026-06-08
   days on market $177,500 Active 142 DOM
3. 2026-06-05
   days on market $177,500 Active 138 DOM
4. 2026-06-03
   status $177,500 Active 137 DOM
5. 2026-04-15
   status Active
6. 2026-04-14
   status Pending
7. 2026-03-27
   status Active
8. 2026-02-24
   historical $1,500
9. 2026-02-23
   status Pending
10. 2025-12-07
    listed $177,500 Active
11. 2025-09-13
    listed $1,500
12. 2024-11-06
    historical $1,500
13. 2024-10-24
    listed $1,500
14. 2020-01-07
    soldstatus $86,900 Sold 777-char remark

    Show marketing remark (777 chars)

    PRICED TO SELL! This home is located in the heart of Port Charlotte with city water and sewer. Built in 1962, but the owner has taken great care with the upkeep. One of the bedrooms was removed to make a much larger living area for your enjoyment. The family room gives you an even bigger feel to this home. The outside utility room / workshop is 10x13, not to mention the outdoor shed which is 8 x 10 for your storage needs. This home also comes with hurricane shutters, gutters, and an over-sized corner lot. The roof was re-coated about 9 months ago and the water heater was replaced in 2014. The kitchen has a walk in pantry and the cabinets and counter-tops have been replaced in the past. This cute home is just what you have been looking for, so Don't Delay, Call Today.

15. 2020-01-07
    soldstatus $86,900

    Show marketing remark (777 chars)

    PRICED TO SELL! This home is located in the heart of Port Charlotte with city water and sewer. Built in 1962, but the owner has taken great care with the upkeep. One of the bedrooms was removed to make a much larger living area for your enjoyment. The family room gives you an even bigger feel to this home. The outside utility room / workshop is 10x13, not to mention the outdoor shed which is 8 x 10 for your storage needs. This home also comes with hurricane shutters, gutters, and an over-sized corner lot. The roof was re-coated about 9 months ago and the water heater was replaced in 2014. The kitchen has a walk in pantry and the cabinets and counter-tops have been replaced in the past. This cute home is just what you have been looking for, so Don't Delay, Call Today.

16. 2019-12-03
    status Pending 777-char remark

    Show marketing remark (777 chars)

    PRICED TO SELL! This home is located in the heart of Port Charlotte with city water and sewer. Built in 1962, but the owner has taken great care with the upkeep. One of the bedrooms was removed to make a much larger living area for your enjoyment. The family room gives you an even bigger feel to this home. The outside utility room / workshop is 10x13, not to mention the outdoor shed which is 8 x 10 for your storage needs. This home also comes with hurricane shutters, gutters, and an over-sized corner lot. The roof was re-coated about 9 months ago and the water heater was replaced in 2014. The kitchen has a walk in pantry and the cabinets and counter-tops have been replaced in the past. This cute home is just what you have been looking for, so Don't Delay, Call Today.

17. 2019-11-19
    listed $99,500 Active 777-char remark

    Show marketing remark (777 chars)

    PRICED TO SELL! This home is located in the heart of Port Charlotte with city water and sewer. Built in 1962, but the owner has taken great care with the upkeep. One of the bedrooms was removed to make a much larger living area for your enjoyment. The family room gives you an even bigger feel to this home. The outside utility room / workshop is 10x13, not to mention the outdoor shed which is 8 x 10 for your storage needs. This home also comes with hurricane shutters, gutters, and an over-sized corner lot. The roof was re-coated about 9 months ago and the water heater was replaced in 2014. The kitchen has a walk in pantry and the cabinets and counter-tops have been replaced in the past. This cute home is just what you have been looking for, so Don't Delay, Call Today.

ⓘ 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: $3,311 · $276/mo
• Projected year-2 tax: $3,311 · $276/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 6/10 Major FEMA zone X (unshaded) · 57% 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: $19,131
• − Mortgage interest: −$9,943
• − Property taxes: −$3,311
• − Insurance: −$888
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$5,164
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $521/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

-98.5% since first listed

13 events — show timeline

• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Rental Removed $1,500 STELLARMLS
• 2026-02-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-07 Listed $177,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Listed for Rent $1,500 STELLARMLS
• 2024-11-06 Rental Removed $1,500 STELLARMLS
• 2024-10-24 Listed for Rent $1,500 STELLARMLS
• 2020-01-07 Sold (Public Records) $86,900 Public Records
• 2020-01-07 Sold (MLS) $86,900 Stellar MLS as Distributed by MLS Grid
• 2019-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-19 Listed $99,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.1%/yr

Latest (2025): $3,311 · +7.2% YoY. Source: county tax records.