21883 Buxton Ave · Port Charlotte, FL 33952

$140,000

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 66 Days on market

Built 1961 7,500 sqft lot Est $154k · 9% under

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Why this score? — see what drove the C- 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 +16.3/30.0
• ARV discount +11.7/15.0
• 1% rule +5.4/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. Opportunity to complete the finishing touches on this 3-bedroom, 2-bath Port Charlotte home built in 1961. Much of the interior renovation appears to be complete, including updated flooring, kitchen, and bath areas, providing a solid foundation for the next owner to finalize the project. The home will require installation of appliances and a water heater, while the air-conditioning system appears to be newer. The property also presents an opportunity for exterior improvements, including landscaping and minor cosmetic finishes, to fully restore its appeal. The floor plan offers a unique layout typical of homes from this era and may appeal t

Key facts

• Landscaping
• Unique layout
• Interior renovation

Tags

• INTERIOR RENOVATION
• UPDATED FLOORING
• AIR-CONDITIONING SYSTEM
• EXTERIOR IMPROVEMENTS
• LANDSCAPING
• UNIQUE LAYOUT

Property features AI

Finance

• Other: Homestead exempt; No lease restrictions
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Single family residence; One-story; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 75 x 100 lot (0.17 acres)
• Exterior features: Outdoor lighting; Sidewalk

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Crown molding; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $10 ($118/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Zoned-school proficiency averages 30% at this address vs 54% district-wide (-24 pts) — the specific schools serving this property underperform the Charlotte average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $968 of loan paydown is wiped out by about $4k 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 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1961 — 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 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. 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: 1.04% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $154,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22131 Belinda Ave	0.42mi	2/1.0	901 (+0%)	9mo	$125,000	$139	72
21914 Cellini Ave	0.18mi	3/1.0 (+1)	952 (+6%)	5mo	$197,500	$207	72
21476 Augusta Ave	0.14mi	2/1.0	768 (-14%)	10mo	$152,000	$198	61
21139 Bersell Ave	0.62mi	3/1.0 (+1)	874 (-3%)	1mo	$150,000	$172	61
21475 Gibralter Dr	0.21mi	2/1.0	1,017 (+13%)	10mo	$93,000	$91	60
3260 Normandy Dr	0.71mi	2/1.0	855 (-5%)	5mo	$65,000	$76	55
2401 Starlite Ln	0.61mi	2/1.0	840 (-6%)	10mo	$182,000	$217	53
22163 Lasalle Rd	0.74mi	2/1.0	938 (+5%)	7mo	$124,000	$132	52
3236 Normandy Dr	0.67mi	2/1.0	804 (-10%)	1mo	$114,000	$142	50
21403 Glendale Ave	0.44mi	3/1.0 (+1)	1,009 (+12%)	11mo	$252,500	$250	45
2804 Starlite Ln	0.58mi	2/1.0	1,011 (+13%)	9mo	$206,500	$204	44
2505 Elkcam Blvd	0.68mi	3/2.0 (+1)	988 (+10%)	4mo	$50,000	$51	39

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-26,217
• Equity at exit: $20,874

10-year hold

• IRR: -22.9%
• Equity multiple: 0.03×
• Total profit: $-38,058
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$734
• Tax from tax record: −$287 /mo · $3,442/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $10

Break-even live

Break-even rent $1,450

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $49	+0% $10	+5% $-30	+10% $-69
Rent	-10% $-106	-5% $-48	+0% $10	+5% $68	+10% $125
Rate	-1.0pp $80	-0.5pp $45	base $10	+0.5pp $-26	+1.0pp $-63

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.29mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.36mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.36mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.37mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.38mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.39mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.45mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.45mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	0.48mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.48mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.52mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.54mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.55mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.62mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.62mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.62mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.66mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	0.69mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	0.77mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.86mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	0.89mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	0.92mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.93mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	0.96mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	22d	1	1.05mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	1.10mi

Listing history 33 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   price $140,000
3. 2026-04-14
   price $150,000
4. 2026-03-31
   price $165,000
5. 2026-03-14
   listed $175,000 Active
6. 2025-10-09
   historical
7. 2025-10-04
   price $215,000
8. 2025-09-29
   listed $205,000 Active
9. 2025-05-28
   historical
10. 2025-04-21
    price $249,900
11. 2025-04-07
    listed $259,900 Active
12. 2024-08-01
    soldstatus $110,000
13. 2024-07-30
    soldstatus $110,000 Closed
14. 2024-07-30
    soldstatus $110,000 Closed
15. 2024-07-17
    status Pending
16. 2024-07-16
    status Pending
17. 2024-07-11
    status Active
18. 2024-07-11
    status Active
19. 2024-07-09
    status Pending
20. 2024-07-09
    status Pending
21. 2024-06-26
    listed $150,000 Active
22. 2024-06-26
    listed $150,000 Active
23. 2009-07-21
    soldstatus $30,000
24. 2009-05-01
    listed $34,900
25. 2006-04-13
    soldstatus $123,700
26. 2006-03-29
    soldstatus $123,700
27. 2006-01-07
    listed $127,800
28. 2004-08-06
    soldstatus $96,900
29. 2004-08-06
    soldstatus $96,900
30. 2004-07-09
    listed $98,900
31. 2004-06-11
    soldstatus $50,000
32. 1996-12-30
    soldstatus $41,000
33. 1992-07-01
    soldstatus $37,000

ⓘ 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: $3,442 · $287/mo
• Projected year-2 tax: $3,442 · $287/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) · 74% 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: $17,553
• − Mortgage interest: −$7,842
• − Property taxes: −$3,442
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,073
• Taxable loss: −$2,110
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $624/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

+278.4% since first listed

33 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-21 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-07 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Sold (Public Records) $110,000 Public Records
• 2024-07-30 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Sold (MLS) $110,000 FORTMLS
• 2024-07-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-16 Pending — FORTMLS
• 2024-07-11 Relisted — FORTMLS
• 2024-07-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-09 Pending — FORTMLS
• 2024-06-26 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Listed $150,000 FORTMLS
• 2009-07-21 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-01 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-13 Sold (Public Records) $123,700 Public Records
• 2006-03-29 Sold (MLS) $123,700 Stellar MLS as Distributed by MLS Grid
• 2006-01-07 Listed $127,800 Stellar MLS as Distributed by MLS Grid
• 2004-08-06 Sold (Public Records) $96,900 Public Records
• 2004-08-06 Sold (MLS) $96,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-09 Listed $98,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-11 Sold (Public Records) $50,000 Public Records
• 1996-12-30 Sold (Public Records) $41,000 Public Records
• 1992-07-01 Sold (Public Records) $37,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,442 · -3.7% YoY. Source: county tax records.