17331 Elmwood Ave · Port Charlotte, FL 33948

$269,999

3 bd · 2.0 ba · 1,252 sqft · Land · 445 Days on market

Built 2025 10,000 sqft 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Tile throughout. Quartz countertops. Impact windows. Paver driveway. Whole-house generator plug. Fully upgraded new construction in Port Charlotte. The layout is a 3-bedroom, 2-bath home with 1,252 square feet of living space. Efficient, functional, and easy to maintain. The open kitchen and living area work well for everyday living. The primary suite is separated from the two secondary bedrooms. No carpet anywhere. No vinyl. Tile throughout every room. Impact-resistant windows are already in. The paver driveway is already in. The whole-house generator plug is already in. The builder did not cut corners. Buyers may be eligible for up to $5,000

Key facts

• Private sanctuary
• Quartz countertops
• En-suite bathroom

Tags

• IMPACT WINDOWS
• MODERN SPLIT FLOOR PLAN
• WOOD-LOOK TILE FLOORING
• QUARTZ COUNTERTOPS
• PRIVATE SANCTUARY
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Well water; Septic tank; Electricity connected; Broadband/high-speed internet available; Water connected
• Home design: Single family residence; One story; New construction; Faces north
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built by Mardon Construction Management Inc.
• Exterior features: Covered patio/porch; Front porch; Rear porch; Private mailbox; Rain gutters; Paved lot; Road surfaced with asphalt/paved

Interior

• Kitchen: Dishwasher; Microwave; Range; Stone counters; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; Walk-in closet(s); Storm windows
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-584 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (19.9% below list).
• Recommended offer: $185k (31.3% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.2% 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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% 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 53% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 963 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).
• This rent runs 41% of the median local income ($63k/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 445 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,427 (31.3% 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 445 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.4

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: -37.1%
• Equity multiple: -0.15×
• Total profit: $-87,017
• Equity at exit: $40,258

10-year hold

• IRR: -84.0%
• Equity multiple: -0.94×
• Total profit: $-146,994
• Equity at exit: $23,345

Cash invested: $75,600 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 963
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-584

Break-even live

Break-even rent $2,902

Max offer price $185,427

Occupancy floor —

Sensitivity live

Price	-10% $-398	-5% $-491	+0% $-584	+5% $-678	+10% $-771
Rent	-10% $-755	-5% $-670	+0% $-584	+5% $-499	+10% $-414
Rate	-1.0pp $-448	-0.5pp $-516	base $-584	+0.5pp $-654	+1.0pp $-726

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	0.27mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	23d	1	0.47mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	23d	1	0.64mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	23d	1	0.79mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	15d	1	0.98mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	15d	1	1.00mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	23d	1	1.12mi
17051 Greenan Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	15d	1	1.14mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	23d	1	1.15mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	23d	1	1.21mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	23d	1	1.24mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	23d	1	1.25mi
2233 Fraser St Unit 2235 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	23d	1	1.26mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	23d	1	1.26mi
18407 Avon Ave Port Charlotte, FL	2.0	2.0	1508	$1,775	$1.18	23d	1	1.27mi
2225 Fraser St Port Charlotte, FL	3.0	2.0	1600	$2,500	$1.56	15d	1	1.28mi
4112 Gingold St Port Charlotte, FL	2.0	1.5	1056	$3,300	$3.12	23d	1	1.30mi
18289 Wolbrette Cir Port Charlotte, FL	2.0	2.0	1393	$4,000	$2.87	23d	1	1.31mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	15d	1	1.32mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	23d	1	1.41mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	23d	1	1.50mi

Listing history 50 events

1. 2026-06-22
   days on market $269,999 Active 445 DOM
2. 2026-06-18
   days on market $269,999 Active 442 DOM
3. 2026-06-17
   days on market $269,999 Active 441 DOM
4. 2026-06-16
   days on market $269,999 Active 440 DOM
5. 2026-06-15
   days on market $269,999 Active 439 DOM
6. 2026-06-14
   days on market $269,999 Active 437 DOM
7. 2026-06-13
   days on market $269,999 Active 436 DOM
8. 2026-06-10
   days on market $269,999 Active 434 DOM
9. 2026-06-09
   days on market $269,999 Active 433 DOM
10. 2026-06-08
    days on market $269,999 Active 432 DOM
11. 2026-06-05
    pricedays on market $269,999 Active 428 DOM
12. 2026-06-02
    days on market $274,999 Active 426 DOM
13. 2026-06-01
    days on market $274,999 Active 425 DOM
14. 2026-05-31
    days on market $274,999 Active 424 DOM
15. 2026-05-30
    days on market $274,999 Active 423 DOM
16. 2026-05-25
    status Pending
17. 2026-05-22
    status Active
18. 2026-04-27
    status Pending
19. 2026-04-23
    price $274,999
20. 2026-04-23
    price $278,399
21. 2026-04-09
    price $278,499
22. 2026-04-02
    price $278,599
23. 2026-03-26
    price $278,699
24. 2026-03-19
    price $278,799
25. 2026-03-05
    price $278,899
26. 2026-02-26
    price $278,999
27. 2026-02-19
    price $279,099
28. 2026-02-12
    price $279,199
29. 2026-02-05
    price $279,299
30. 2026-01-29
    price $279,399
31. 2026-01-22
    price $279,499
32. 2026-01-14
    price $279,599
33. 2026-01-07
    price $279,699
34. 2025-12-18
    price $279,799
35. 2025-12-10
    price $279,899
36. 2025-11-10
    price $279,999
37. 2025-11-05
    price $281,799
38. 2025-10-29
    price $281,899
39. 2025-10-23
    price $281,999
40. 2025-10-09
    price $282,099
41. 2025-10-02
    price $282,199
42. 2025-09-25
    price $282,299
43. 2025-09-11
    price $282,399
44. 2025-09-03
    price $282,499
45. 2025-08-27
    price $282,599
46. 2025-08-20
    price $282,699
47. 2025-08-14
    price $282,799
48. 2025-08-07
    price $282,899
49. 2025-07-31
    price $282,999
50. 2025-07-24
    price $283,099

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,944
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$6,468
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,855
• Taxable loss: −$11,704
• Est. tax savings @ 24.0%: +$2,809
• After-tax cash flow: $-4,204/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+1009.9% since first listed

58 events — show timeline

• 2026-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $274,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $278,399 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $278,499 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $278,599 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $278,699 Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $278,799 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $278,899 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $278,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $279,099 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $279,199 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $279,299 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $279,399 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $279,499 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $279,599 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $279,699 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $279,799 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $279,899 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $279,999 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $281,799 Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $281,899 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $281,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $282,099 Stellar MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $282,199 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $282,299 Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $282,399 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $282,499 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $282,599 Stellar MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $282,699 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $282,799 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $282,899 Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $282,999 Stellar MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $283,099 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $283,199 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $283,299 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Price Changed $283,399 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $283,499 Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Price Changed $283,599 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $283,699 Stellar MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $283,799 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $283,899 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Price Changed $283,999 Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $284,499 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $284,599 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $284,699 Stellar MLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $284,799 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $284,899 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $284,999 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Listed $289,999 Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Sold (Public Records) $285,000 Public Records
• 2011-08-26 Sold (Public Records) $79,800 Public Records
• 2011-08-26 Sold (Public Records) $51,000 Public Records
• 2005-07-26 Sold (Public Records) $91,600 Public Records
• 2005-07-22 Sold (MLS) $22,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-10 Sold (Public Records) $10,000 Public Records
• 2005-05-10 Listed $24,777 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $450 · -4.9% YoY. Source: county tax records.