23040 Central Ave · Charlotte Harbor, FL 33980

$199,900

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 62 Days on market

Built 1958 0.32 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank owned property being sold As Is. Freddie Mac First Policy- must be listed for 3 days prior to submitting any offers. Must be on the market for 20 days before any investor offers will be accepted. (FMFL expires 3/17/2014

Key facts

• Oversized corner lot
• Hurricane rated shed
• Waterfront location

Tags

• CORNER LOT
• WATERFRONT LOCATION
• LARGE MATURE LIVE OAK TREES
• OVERSIZED CORNER LOT
• SHELL CIRCULAR DRIVEWAY
• HURRICANE RATED SHED

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: CR3.5; Number of rooms: 7; Building area total approximately 2006 sq ft (living area 1616 sq ft); Furnished: Negotiable; Direction faces: Southwest; Listing contact phone available
• HOA & community: Pets allowed; No secondary association indicated

Exterior

• Parking: Boat parking; Circular driveway; Off-street parking; Parking pad
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Southwest facing; Completed condition
• Construction: Block construction; Metal roof; Block foundation; Built on a 0.32-acre oversized corner lot with paved, public-maintained concrete road access; Oak trees on property
• Exterior features: Covered screened rear porch; Private mailbox; Vinyl fencing; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Epoxy
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split bedroom layout; Inside utility room
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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 Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,687/mo this rent would consume 51% of the median local household income ($64k/yr) (locally 612% 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 $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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 F-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. 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: 1.34% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.2

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: -9.5%
• Equity multiple: 0.67×
• Total profit: $-18,698
• Equity at exit: $29,806

10-year hold

• IRR: -6.0%
• Equity multiple: 0.68×
• Total profit: $-18,132
• Equity at exit: $17,284

Cash invested: $55,972 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $334

Break-even live

Break-even rent $2,264

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $447	-5% $391	+0% $334	+5% $277	+10% $221
Rent	-10% $122	-5% $228	+0% $334	+5% $440	+10% $546
Rate	-1.0pp $435	-0.5pp $385	base $334	+0.5pp $282	+1.0pp $230

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5119 Melbourne St Unit C201 Punta Gorda, FL	3.0	2.5	1831	$4,500	$2.46	22d	1	0.58mi
5119 Melbourne St Unit Reservation spot 1 Port Charlotte, FL	3.0	2.0	1831	$4,500	$2.46	22d	1	0.58mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	15d	1	0.60mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	22d	1	0.60mi
5125 Melbourne St Unit E-305 Port Charlotte, FL	3.0	2.5	1956	$2,800	$1.43	22d	1	0.61mi
5117 Melbourne St Unit B4302 Port Charlotte, FL	3.0	2.5	1759	$2,500	$1.42	22d	1	0.61mi
5116 Melbourne St Unit B204 Punta Gorda, FL	3.0	2.5	1759	$2,500	$1.42	15d	1	0.71mi
5116 Melbourne St Unit B303 Punta Gorda, FL	3.0	2.5	1759	$5,000	$2.84	15d	1	0.71mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	22d	1	0.86mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	22d	2	0.90mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	22d	1	0.93mi
189 Small St SE Port Charlotte, FL	3.0	2.0	1454	$2,300	$1.58	22d	1	0.98mi
22328 Yonkers Ave Port Charlotte, FL	2.0	2.0	1342	$1,575	$1.17	22d	1	1.05mi
181 Beeney Rd SE Port Charlotte, FL	4.0	2.5	1846	$4,900	$2.65	22d	1	1.15mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	22d	1	1.22mi
510 Sharon Cir Port Charlotte, FL	2.0	2.0	1204	$1,500	$1.25	22d	1	1.26mi
480 Sharon Cir Port Charlotte, FL	3.0	1.0	1240	$1,695	$1.37	22d	1	1.30mi
835 Conreid Dr NE Port Charlotte, FL	3.0	2.0	1962	$2,200	$1.12	22d	1	1.39mi
240 Dalton Blvd Port Charlotte, FL	3.0	2.0	1513	$1,600	$1.06	22d	1	1.45mi
511 Palmetto Dr NE Port Charlotte, FL	3.0	2.0	1216	$2,100	$1.73	22d	1	1.47mi
21484 Edgewater Dr Port Charlotte, FL	3.0	2.0	1731	$2,500	$1.44	22d	1	1.47mi

Listing history 37 events

1. 2026-06-22
   pricedays on market $199,900 Active 62 DOM
2. 2026-06-18
   days on market $214,900 Active 59 DOM
3. 2026-06-17
   days on market $214,900 Active 58 DOM
4. 2026-06-16
   days on market $214,900 Active 57 DOM
5. 2026-06-15
   days on market $214,900 Active 56 DOM
6. 2026-06-14
   days on market $214,900 Active 54 DOM
7. 2026-06-13
   pricedays on market $214,900 Active 53 DOM
8. 2026-06-10
   days on market $219,900 Active 51 DOM
9. 2026-06-09
   days on market $219,900 Active 50 DOM
10. 2026-06-08
    days on market $219,900 Active 49 DOM
11. 2026-06-07
    pricedays on market $219,900 Active 48 DOM
12. 2026-06-05
    days on market $224,900 Active 45 DOM
13. 2026-06-03
    days on market $224,900 Active 44 DOM
14. 2026-06-02
    days on market $224,900 Active 43 DOM
15. 2026-06-01
    days on market $224,900 Active 42 DOM
16. 2026-05-31
    days on market $224,900 Active 41 DOM
17. 2026-05-30
    days on market $224,900 Active 40 DOM
18. 2026-05-19
    price $224,900
19. 2026-05-11
    price $219,900
20. 2026-05-06
    price $226,900
21. 2026-04-24
    status Active
22. 2026-04-20
    status Pending
23. 2026-04-16
    listed $229,900 Active
24. 2024-12-16
    historical
25. 2024-11-25
    status Active
26. 2024-11-19
    status Pending
27. 2024-11-14
    price $199,900
28. 2024-11-02
    listed $249,900 Active
29. 2014-05-05
    historical 224-char remark

    Show marketing remark (224 chars)

    Bank owned property being sold As Is. Freddie Mac First Policy- must be listed for 3 days prior to submitting any offers. Must be on the market for 20 days before any investor offers will be accepted. (FMFL expires 3/17/2014

30. 2014-04-01
    soldstatus $75,000 Sold 224-char remark

    Show marketing remark (224 chars)

    Bank owned property being sold As Is. Freddie Mac First Policy- must be listed for 3 days prior to submitting any offers. Must be on the market for 20 days before any investor offers will be accepted. (FMFL expires 3/17/2014

31. 2014-02-25
    listed $89,900 224-char remark

    Show marketing remark (224 chars)

    Bank owned property being sold As Is. Freddie Mac First Policy- must be listed for 3 days prior to submitting any offers. Must be on the market for 20 days before any investor offers will be accepted. (FMFL expires 3/17/2014

32. 2010-04-08
    historical
33. 2009-12-07
    listed $155,000
34. 2006-06-27
    listed $290,000
35. 2005-09-13
    listed $290,000
36. 2004-03-29
    soldstatus $149,900
37. 1989-04-01
    soldstatus $58,000

ⓘ 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: $2,764 · $230/mo
• Projected year-2 tax: $2,764 · $230/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $32,241
• − Mortgage interest: −$11,198
• − Property taxes: −$2,764
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$5,815
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $3,724/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

+287.8% since first listed

20 events — show timeline

• 2026-05-19 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $226,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-02 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Sold (MLS) $75,000 Stellar MLS as Distributed by MLS Grid
• 2014-02-25 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2010-04-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-12-07 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-27 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-13 Listed $290,000 Stellar MLS as Distributed by MLS Grid
• 2004-03-29 Sold (Public Records) $149,900 Public Records
• 1989-04-01 Sold (Public Records) $58,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,764 · -3.9% YoY. Source: county tax records.