2284 Cannolot Blvd · Port Charlotte, FL 33948

$286,990

4 bd · 2.0 ba · 1,426 sqft · Land · 46 Days on market

Built 2026 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 MLS

Beautiful Vacant lot ready for you to build your dream home, BONUS lot next to this one is for sale by the same owner. Perfect part of Port Charlotte, great neighborhood, close to schools, shopping, and in boating community. Priced to sell, call now and don't let this one get away!

Key facts

• Open floor plan
• Private bathroom
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND
• UPGRADED QUARTZ COUNTERTOPS
• BEAUTIFUL TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Homestead eligible; Zoning: RSF3.5
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; One-story; Under construction (projected completion: 2026-05-08); West-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Coaston Homes LLC (Model: Windsor)
• Exterior features: Paved road access; Lot dimensions approximately 100 x 125

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Solid surface counters; Split bedroom layout
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $287k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (19.9% below list).
• Recommended offer: $230k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Port Charlotte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 22 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 44% 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 $9k 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 46 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $229,855 (19.9% 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 46 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• 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: -25.7%
• Equity multiple: 0.15×
• Total profit: $-68,064
• Equity at exit: $42,791

10-year hold

• IRR: -36.3%
• Equity multiple: -0.30×
• Total profit: $-104,180
• Equity at exit: $24,814

Cash invested: $80,357 (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: 953
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,305/yr
• Insurance: −$120
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-234

Break-even live

Break-even rent $2,595

Max offer price $253,140

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-135	+0% $-234	+5% $-333	+10% $-432
Rent	-10% $-416	-5% $-325	+0% $-234	+5% $-143	+10% $-52
Rate	-1.0pp $-89	-0.5pp $-161	base $-234	+0.5pp $-308	+1.0pp $-384

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: $71,748
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	21d	1	0.25mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	21d	1	0.36mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	14d	1	0.55mi
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	21d	1	0.80mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	21d	1	0.90mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	0.91mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	21d	1	0.96mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	21d	1	0.98mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	21d	1	0.99mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	21d	1	1.08mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	21d	1	1.10mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	21d	1	1.16mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	1.17mi
2022 Dorion St Port Charlotte, FL	3.0	2.0	1200	$1,695	$1.41	14d	1	1.24mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	21d	1	1.25mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	1.31mi
17107 Thompson Ave Unit 17107 Port Charlotte, FL	3.0	2.0	1190	$1,900	$1.60	21d	1	1.35mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	1.39mi
2233 Fraser St Unit 2235 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	21d	1	1.40mi
2225 Fraser St Port Charlotte, FL	3.0	2.0	1600	$2,500	$1.56	14d	1	1.40mi
17051 Greenan Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	14d	1	1.41mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	21d	1	1.50mi

Listing history 10 events

1. 2026-05-09
   status Pending
2. 2026-05-06
   price $286,990
3. 2026-04-29
   price $289,990
4. 2026-03-24
   listed $294,990 Active
5. 2019-06-13
   soldstatus $300,000
6. 2019-05-28
   soldstatus $100
7. 2018-05-31
   soldstatus $6,000 Sold 282-char remark

   Show marketing remark (282 chars)

   Beautiful Vacant lot ready for you to build your dream home, BONUS lot next to this one is for sale by the same owner. Perfect part of Port Charlotte, great neighborhood, close to schools, shopping, and in boating community. Priced to sell, call now and don't let this one get away!

8. 2018-05-30
   soldstatus $12,000
9. 2018-05-05
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Beautiful Vacant lot ready for you to build your dream home, BONUS lot next to this one is for sale by the same owner. Perfect part of Port Charlotte, great neighborhood, close to schools, shopping, and in boating community. Priced to sell, call now and don't let this one get away!

10. 2018-03-19
    listed $6,800 Active 282-char remark

    Show marketing remark (282 chars)

    Beautiful Vacant lot ready for you to build your dream home, BONUS lot next to this one is for sale by the same owner. Perfect part of Port Charlotte, great neighborhood, close to schools, shopping, and in boating community. Priced to sell, call now and don't let this one get away!

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 96% 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: $27,583
• − Mortgage interest: −$16,076
• − Property taxes: −$4,305
• − Insurance: −$2,232
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$8,349
• Taxable loss: −$7,793
• Est. tax savings @ 24.0%: +$1,870
• After-tax cash flow: $-937/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

+4120.4% since first listed

10 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $286,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2019-06-13 Sold (Public Records) $300,000 Public Records
• 2019-05-28 Sold (Public Records) $100 Public Records
• 2018-05-31 Sold (MLS) $6,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-30 Sold (Public Records) $12,000 Public Records
• 2018-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-19 Listed $6,800 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $463 · -1.2% YoY. Source: county tax records.