17115 Belmont Ave · Port Charlotte, FL 33948

$409,900

8 bd · 8.0 ba · 1,784 sqft · Land · 1 Days on market

Built 2026 9,999 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * LIVE IN ONE SIDE, RENT THE OTHER! Immediate income-producing duplex with one unit already leased at $1,600/month. * * SNOWBIRDS, INVESTORS, AND SAVVY BUYERS—this is the opportunity you've been waiting for! Welcome to this brand-new duplex in the heart of Port Charlotte, offering the perfect blend of lifestyle, flexibility, and investment potential. One unit is already leased for $1,600 per month, providing instant cash flow from day one while you occupy or lease the second unit. Whether you're looking for a seasonal Florida retreat, a primary residence with supplemental income, or a turnkey investment property, this duplex delivers exceptional value. Live in one side duri

Key facts

• Well and septic
• Modern finishes
• One unit leased

Tags

• INCOME PRODUCING DUPLEX
• ONE UNIT LEASED
• IMPACT RESISTANT WINDOWS
• WELL AND SEPTIC
• OPEN CONCEPT LAYOUT
• MODERN FINISHES

Property features AI

Finance

• Financial info: Annual net income reported: $19,200; Tenants pay electricity; Pro forma rent listed: $1,600 per unit (unit type entries)
• HOA & community: No association

Exterior

• Parking: No attached garages
• Utilities: Well water; Septic tank; Electricity connected; Water available
• Home design: Residential income property (duplex); Completed / new construction; Two buildings on the property; Lot approximately 0.23 acre (80 x 125); Asphalt road access
• Construction: Block construction; Shingle roof; Slab foundation; Builder-reported living area and building area
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 8 bedrooms
• Bathrooms: Multiple bathrooms (units include two bathrooms each)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer included; Laundry closet; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath land listed at $410k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (45.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (39.5% below list).
• Recommended offer: $222k (45.9% below list) — sets the bar for cash-flow.

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; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,480/mo this rent would consume 47% of the median local household income ($63k/yr) (locally 501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.
• Current owner paid $30k; list at $410k implies a 1244% gain — meaningful room to come down on a strong offer.

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 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,765 (45.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.13%
• DSCR: 0.59
• GRM: 13.8

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: -45.8%
• Equity multiple: -0.36×
• Total profit: $-156,197
• Equity at exit: $61,117

10-year hold

• IRR: —
• Equity multiple: -1.35×
• Total profit: $-269,511
• Equity at exit: $35,441

Cash invested: $114,772 (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: 13.8×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,148/yr
• Insurance: −$171
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-1,300

Break-even live

Break-even rent $4,126

Max offer price $221,765

Occupancy floor —

Sensitivity live

Price	-10% $-1,017	-5% $-1,159	+0% $-1,300	+5% $-1,442	+10% $-1,583
Rent	-10% $-1,496	-5% $-1,398	+0% $-1,300	+5% $-1,202	+10% $-1,104
Rate	-1.0pp $-1,094	-0.5pp $-1,196	base $-1,300	+0.5pp $-1,406	+1.0pp $-1,514

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $409,900 Active 1 DOM

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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: $29,759
• − Mortgage interest: −$22,961
• − Property taxes: −$6,148
• − Insurance: −$7,168
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$11,924
• Taxable loss: −$23,204
• Est. tax savings @ 24.0%: +$5,569
• After-tax cash flow: $-10,033/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

+5755.7% since first listed

12 events — show timeline

• 2026-06-17 Listed $409,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Sold (Public Records) $30,500 Public Records
• 2025-01-09 Listed $33,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Price Changed $34,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Price Changed $37,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $38,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-09 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-03 Price Changed $41,500 Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $42,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Listed $43,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-23 Sold (Public Records) $7,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $551 · -2.0% YoY. Source: county tax records.