22508 Bolanos Ct · Port Charlotte, FL 33952

$250,000

3 bd · 2.0 ba · 2,620 sqft · SingleFamily public records · 38 Days on market

Built 1963 0.35 ac lot

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• DSCR +3.3/10.0
• 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

GOLF COURSE HOME! 3/2/2 with bonus room that is perfect for good size 4TH BEDROOM or an office. This remodeled home has been immaculately maintained and offers a floor plan with multiple wide open areas for various uses. The foyer area offers an entrycloset which is a rare find in Florida along with a mirrored wall and tiled floor. The galley style kitchen has raised panel cabinets, a pass through window to the family room area, and a great breakfast nook over looking the pool, also easy access to patio for grilling and entertaining via sliding glass doors. Master bedroom is quite large at 23x12 with enough room for a sitting area too. Spacious laundry room with counter space, a deep tub style sink, and plenty of beautiful cabinets for lots of extra storage. The wide open living room area is laid out just right to take advantage of the great panoramic view of the golf course with multiple large viewing windows across the back of the home. Deck around heated pool has been recently refinished. Other features of this home are push button electric storm shutters, work shop/storage area attached to back of home, golf cart parking, a true 2 car garage with tub sink and extra storage space, pool cage, pool heater, multiple storage areas. Located on a dead end street surrounded by other well maintained homes. This great location is close to hospitals, restaurants, shopping, golf courses, boating, airports, I75, or just minutes from the Charlotte Harbor and world class fishing. Come enjoy the Fl lifestyle.

Key facts

• 12th fairway
• Lake views
• Hurricane protection

Tags

• CUL-DE-SAC
• 12TH FAIRWAY
• HURRICANE PROTECTION
• LAKE VIEWS
• A/C WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.3% below list).
• Recommended offer: $219k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 11 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).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $49k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,242 (12.3% 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 38 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 9.5

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-52,753
• Equity at exit: $37,276

10-year hold

• IRR: -27.7%
• Equity multiple: -0.11×
• Total profit: $-78,000
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$410 /mo · $4,915/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-93

Break-even live

Break-even rent $2,310

Max offer price $233,608

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-22	+0% $-93	+5% $-164	+10% $-234
Rent	-10% $-266	-5% $-179	+0% $-93	+5% $-6	+10% $80
Rate	-1.0pp $33	-0.5pp $-29	base $-93	+0.5pp $-158	+1.0pp $-223

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	0.52mi
3177 Clifford St Punta Gorda, FL	3.0	2.0	1935	$2,400	$1.24	22d	1	0.90mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	14d	1	0.92mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	0.94mi
23444 Steeple Ave Punta Gorda, FL	4.0	2.0	1941	$2,250	$1.16	22d	1	0.94mi
3215 Brooklyn Ave Port Charlotte, FL	3.0	2.0	1998	$2,390	$1.20	22d	1	0.99mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	14d	1	1.03mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	22d	1	1.04mi
23289 Nancy Ave Port Charlotte, FL	3.0	2.0	2059	$2,000	$0.97	22d	1	1.38mi
2827 Suncoast Lakes Blvd Punta Gorda, FL	4.0	3.0	2455	$2,700	$1.10	22d	1	1.40mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	22d	1	1.42mi

Listing history 21 events

1. 2026-01-23
   status Pending
2. 2026-01-17
   status Active
3. 2026-01-05
   status Pending
4. 2025-12-13
   price $250,000
5. 2025-12-02
   listed $299,000 Active
6. 2016-10-21
   soldstatus $190,000
7. 2014-02-26
   soldstatus $147,000
8. 2014-02-21
   soldstatus $147,000 1525-char remark

   Show marketing remark (1525 chars)

   GOLF COURSE HOME! 3/2/2 with bonus room that is perfect for good size 4TH BEDROOM or an office. This remodeled home has been immaculately maintained and offers a floor plan with multiple wide open areas for various uses. The foyer area offers an entrycloset which is a rare find in Florida along with a mirrored wall and tiled floor. The galley style kitchen has raised panel cabinets, a pass through window to the family room area, and a great breakfast nook over looking the pool, also easy access to patio for grilling and entertaining via sliding glass doors. Master bedroom is quite large at 23x12 with enough room for a sitting area too. Spacious laundry room with counter space, a deep tub style sink, and plenty of beautiful cabinets for lots of extra storage. The wide open living room area is laid out just right to take advantage of the great panoramic view of the golf course with multiple large viewing windows across the back of the home. Deck around heated pool has been recently refinished. Other features of this home are push button electric storm shutters, work shop/storage area attached to back of home, golf cart parking, a true 2 car garage with tub sink and extra storage space, pool cage, pool heater, multiple storage areas. Located on a dead end street surrounded by other well maintained homes. This great location is close to hospitals, restaurants, shopping, golf courses, boating, airports, I75, or just minutes from the Charlotte Harbor and world class fishing. Come enjoy the Fl lifestyle.

9. 2014-01-02
   listed $147,000 1525-char remark

   Show marketing remark (1525 chars)

   GOLF COURSE HOME! 3/2/2 with bonus room that is perfect for good size 4TH BEDROOM or an office. This remodeled home has been immaculately maintained and offers a floor plan with multiple wide open areas for various uses. The foyer area offers an entrycloset which is a rare find in Florida along with a mirrored wall and tiled floor. The galley style kitchen has raised panel cabinets, a pass through window to the family room area, and a great breakfast nook over looking the pool, also easy access to patio for grilling and entertaining via sliding glass doors. Master bedroom is quite large at 23x12 with enough room for a sitting area too. Spacious laundry room with counter space, a deep tub style sink, and plenty of beautiful cabinets for lots of extra storage. The wide open living room area is laid out just right to take advantage of the great panoramic view of the golf course with multiple large viewing windows across the back of the home. Deck around heated pool has been recently refinished. Other features of this home are push button electric storm shutters, work shop/storage area attached to back of home, golf cart parking, a true 2 car garage with tub sink and extra storage space, pool cage, pool heater, multiple storage areas. Located on a dead end street surrounded by other well maintained homes. This great location is close to hospitals, restaurants, shopping, golf courses, boating, airports, I75, or just minutes from the Charlotte Harbor and world class fishing. Come enjoy the Fl lifestyle.

10. 2013-03-26
    soldstatus $130,000
11. 2013-03-22
    soldstatus $130,000 1344-char remark

    Show marketing remark (1344 chars)

    PORT CHARLOTTE JUST REDUCED! Take time to see this home. 3/2/2 GOLF COURSE HOME! Nicely remodeled, spacious home. Furniture in the home is included! Floor plan allows various uses for large open areas. The foyer offers an entry closet (unusually for Floriday homes) and a mirrored wall. The living/dining area opens to the family room with four large windows and a panaramic view of the golf course. A smaller Florida room offers access to the back yard and the garage. The galley kitchen with its raised panel cabinets has a pass thru window to the family room for convenience and all the appliances you will need for preparing meals. You can eat in the kitchen or take things outside to the screened pool enclosure. The master bedroom is 23x12 and allows you to add a sitting area. Two closets along one wall give you plenty of room for clothes. The laundry room is beautifully finished with cabinets and a laundry tub. There's also a tub in the garage which has some storage space. A storage room is attached to the home and can hold a rider mower, suitcases, and all the items we can't part with! Electric rolldown storm shutters are on windows and doors. The area is located close to hospitals, restaurants, and shopping. The next best thing to being on the golf course yourself will be setting on your lanai watching the golfers go by!

12. 2012-07-18
    listed $140,000 1344-char remark

    Show marketing remark (1344 chars)

    PORT CHARLOTTE JUST REDUCED! Take time to see this home. 3/2/2 GOLF COURSE HOME! Nicely remodeled, spacious home. Furniture in the home is included! Floor plan allows various uses for large open areas. The foyer offers an entry closet (unusually for Floriday homes) and a mirrored wall. The living/dining area opens to the family room with four large windows and a panaramic view of the golf course. A smaller Florida room offers access to the back yard and the garage. The galley kitchen with its raised panel cabinets has a pass thru window to the family room for convenience and all the appliances you will need for preparing meals. You can eat in the kitchen or take things outside to the screened pool enclosure. The master bedroom is 23x12 and allows you to add a sitting area. Two closets along one wall give you plenty of room for clothes. The laundry room is beautifully finished with cabinets and a laundry tub. There's also a tub in the garage which has some storage space. A storage room is attached to the home and can hold a rider mower, suitcases, and all the items we can't part with! Electric rolldown storm shutters are on windows and doors. The area is located close to hospitals, restaurants, and shopping. The next best thing to being on the golf course yourself will be setting on your lanai watching the golfers go by!

13. 2008-12-02
    soldstatus $125,000
14. 2008-10-06
    listed $149,500
15. 2008-08-01
    listed $178,000
16. 2007-11-24
    listed $178,000
17. 2007-05-21
    listed $219,900
18. 2006-08-16
    listed $232,900
19. 2005-02-25
    historical
20. 2004-06-23
    listed $219,900
21. 1991-10-01
    soldstatus $100,000

ⓘ 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: $4,915 · $410/mo
• Projected year-2 tax: $4,915 · $410/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 (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $26,309
• − Mortgage interest: −$14,004
• − Property taxes: −$4,915
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,273
• Taxable loss: −$5,342
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $169/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

+150.0% since first listed

21 events — show timeline

• 2026-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-21 Sold (Public Records) $190,000 Public Records
• 2014-02-26 Sold (Public Records) $147,000 Public Records
• 2014-02-21 Sold (MLS) $147,000 Stellar MLS as Distributed by MLS Grid
• 2014-01-02 Listed $147,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-26 Sold (Public Records) $130,000 Public Records
• 2013-03-22 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-18 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-02 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2008-10-06 Listed $149,500 Stellar MLS as Distributed by MLS Grid
• 2008-08-01 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-24 Listed $178,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-21 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-16 Listed $232,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-06-23 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 1991-10-01 Sold (Public Records) $100,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,915 · +1.8% YoY. Source: county tax records.