21267 Gertrude Ave #113 · Port Charlotte, FL 33952

$85,000

2 bd · 2.0 ba · 919 sqft · Condo public records · 333 Days on market

Built 1973 $465/mo HOA · 32% of rent

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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 +15.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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 MLS

This 2 bedroom 2 bath condo is located close to the cultural center, great spot for seniors, close to medical services. Community pool and recreation facilities.

Key facts

• Shuffleboard courts
• Complete renovation
• Florida room

Tags

• FLORIDA ROOM
• FIRST-FLOOR UNIT
• COMPLETE RENOVATION
• MAINTENANCE-FREE LIFESTYLE
• TWO HEATED POOLS
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Financial info: Total monthly HOA fees $465; total annual fees $5,580; Lease restrictions apply
• HOA & community: Monthly HOA fee of $465 (includes insurance, structure and grounds maintenance, pool, sewer, trash and water); Association: Palmer Property Management (association approval required); Community amenities: clubhouse, pool, sidewalks, tennis courts; Senior community; Pets not allowed

Exterior

• Parking: Assigned covered parking; One-car carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; Oxford House building; One-level unit (floor 1); Faces south; 2 total stories in building; Slab foundation
• Construction: Block and stucco construction; Built-up roof; Built in approximately (year not provided)
• Exterior features: Covered, enclosed patio/porch; Exterior lighting; Sidewalks; Paved lot

Interior

• Kitchen: Dishwasher; Range; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Florida room; Building has an elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $78k (8.3% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 712 active listings in the ZIP; 26 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 333 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (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 333 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 4.9

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: -26.4%
• Equity multiple: 0.15×
• Total profit: $-20,143
• Equity at exit: $12,674

10-year hold

• IRR: -70.9%
• Equity multiple: -0.49×
• Total profit: $-35,520
• Equity at exit: $7,349

Cash invested: $23,800 (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: 712
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$446
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$465
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-40

Break-even live

Break-even rent $1,486

Max offer price $77,942

Occupancy floor 98%

Sensitivity live

Price	-10% $8	-5% $-16	+0% $-40	+5% $-64	+10% $-88
Rent	-10% $-153	-5% $-97	+0% $-40	+5% $17	+10% $73
Rate	-1.0pp $3	-0.5pp $-18	base $-40	+0.5pp $-62	+1.0pp $-84

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	23d	1	0.11mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	23d	1	0.12mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	23d	1	0.14mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	23d	1	0.20mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	23d	1	0.21mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	23d	1	0.24mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	23d	3	0.31mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	15d	2	0.31mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	23d	1	0.42mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	23d	2	0.43mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	15d	1	0.43mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	23d	1	0.43mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	23d	2	0.52mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	23d	1	0.55mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	0.58mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	23d	1	0.58mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	23d	1	0.60mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.63mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	23d	1	0.67mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	23d	1	0.73mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	23d	1	0.80mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	23d	1	0.80mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	15d	1	0.86mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	23d	1	1.11mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	23d	1	1.12mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	23d	1	1.47mi

HOA detail condo

• Monthly dues: $465 · $5,580/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $85,000 Active 333 DOM
2. 2026-06-18
   days on market $85,000 Active 330 DOM
3. 2026-06-17
   days on market $85,000 Active 329 DOM
4. 2026-06-16
   days on market $85,000 Active 328 DOM
5. 2026-06-15
   days on market $85,000 Active 327 DOM
6. 2026-06-14
   days on market $85,000 Active 325 DOM
7. 2026-06-13
   days on market $85,000 Active 324 DOM
8. 2026-06-10
   days on market $85,000 Active 322 DOM
9. 2026-06-09
   days on market $85,000 Active 321 DOM
10. 2026-06-08
    days on market $85,000 Active 320 DOM
11. 2026-06-05
    days on market $85,000 Active 316 DOM
12. 2026-06-02
    days on market $85,000 Active 314 DOM
13. 2026-06-01
    days on market $85,000 Active 313 DOM
14. 2026-05-31
    days on market $85,000 Active 312 DOM
15. 2026-05-30
    days on market $85,000 Active 311 DOM
16. 2026-01-14
    price $85,000
17. 2025-07-23
    listed $95,000 Active
18. 2004-07-28
    soldstatus $62,000
19. 2004-07-26
    soldstatus $62,000 161-char remark

    Show marketing remark (161 chars)

    This 2 bedroom 2 bath condo is located close to the cultural center, great spot for seniors, close to medical services. Community pool and recreation facilities.

20. 2004-05-19
    listed $62,000 161-char remark

    Show marketing remark (161 chars)

    This 2 bedroom 2 bath condo is located close to the cultural center, great spot for seniors, close to medical services. Community pool and recreation facilities.

21. 1991-02-01
    soldstatus $56,500

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,934 · $161/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) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $17,223
• − Mortgage interest: −$4,761
• − Property taxes: −$1,934
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$5,580
• − Depreciation: −$2,473
• Taxable loss: −$1,503
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $-119/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

+50.4% since first listed

6 events — show timeline

• 2026-01-14 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-23 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-28 Sold (Public Records) $62,000 Public Records
• 2004-07-26 Sold (MLS) $62,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-19 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 1991-02-01 Sold (Public Records) $56,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,934 · -17.2% YoY. Source: county tax records.