1372 Annette St · Port Charlotte, FL 33980

$275,000

3 bd · 2.0 ba · 1,397 sqft · SingleFamily public records · 70 Days on market

Built 1999 9,994 sqft lot Est $289k · at est. ↓ 23% since listing

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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 +14.1/30.0
• ARV discount +9.7/15.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT LOCATION! 3 BEDROOM, 2.5 BATH, 2-CAR GARAGE, POOL HOME IN THE HEART OF PORT CHARLOTTE! This home features 1,429 sf of living space, high ceilings, laminate and tile flooring in main living areas. The kitchen has white cabinetry, Formica countertops, and breakfast bar that overlooks the dining and family room. Generous primary bedroom has an abundance of natural light, walk-in closet and private ensuite with walk-in shower. Split floor plan ensures privacy, with two additional bedrooms sharing a full guest bath. Step outside to a covered lanai overlooking the pool and fenced backyard with mature trees for privacy, complete with an outdoor half bath/pool bath for added convenience. Loca

Key facts

• Covered lanai
• Outdoor half bath
• Fenced backyard

Tags

• COVERED LANAI
• FENCED BACKYARD
• OUTDOOR HALF BATH
• MATURE TREES

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: RSF3.5; Private in-ground gunite pool (14x26) with lighting and outside bath access
• HOA & community: No homeowners association indicated; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x18) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; Faces west; Homesteaded
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot (approx. 80x125)
• Exterior features: Private mailbox; Rain gutters; Landscaped lot; Chain link fencing; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $39 ($474/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (18.5% below list).
• Recommended offer: $224k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% 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 52% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 24 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 42% of the median local income ($64k/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 70 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Climate carrying-cost: 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 $224,217 (18.5% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $289,179
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23317 Altman Ave	0.13mi	3/2.0	1,461 (+5%)	20mo	$345,000	$236	70
1234 Williston St	0.27mi	3/2.0	1,240 (-11%)	1mo	$274,990	$222	68
1391 Blaisdell St	0.31mi	3/2.0	1,540 (+10%)	1mo	$321,000	$208	67
1280 Inverness St	0.47mi	3/2.0	1,545 (+11%)	2mo	$248,000	$161	59
23295 Abrade Ave	0.16mi	3/2.0	1,574 (+13%)	16mo	$307,500	$195	58
1430 Aken St	0.27mi	2/2.0 (-1)	1,601 (+15%)	2mo	$275,000	$172	57
24208 Buckingham Way	0.69mi	2/2.0 (-1)	1,382 (-1%)	8mo	$255,000	$185	54
23208 Glory Ave	0.45mi	3/2.0	1,531 (+10%)	24mo	$325,597	$213	43
23232 Peachland Blvd	0.75mi	3/2.0	1,592 (+14%)	3mo	$330,000	$207	39
1517 Abel St	0.64mi	3/2.0	1,220 (-13%)	15mo	$170,000	$139	36
2100 Kings Hwy #889	0.67mi	2/2.0 (-1)	1,296 (-7%)	22mo	$299,000	$231	33
23046 Foote Ave	0.64mi	4/2.0 (+1)	1,579 (+13%)	16mo	$285,000	$180	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-48,689
• Equity at exit: $41,003

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-64,838
• Equity at exit: $23,777

Cash invested: $77,000 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $39

Break-even live

Break-even rent $2,192

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $117	+0% $39	+5% $-38	+10% $-116
Rent	-10% $-138	-5% $-49	+0% $39	+5% $128	+10% $217
Rate	-1.0pp $178	-0.5pp $109	base $39	+0.5pp $-32	+1.0pp $-104

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	0.38mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	0.48mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.53mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	15d	276	0.54mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	0.60mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	22d	1	0.80mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	22d	1	0.83mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.94mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	0.99mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	15d	28	1.01mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	1.08mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	1.16mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	15d	1	1.18mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	1.19mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	22d	1	1.21mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	15d	1	1.23mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	1.24mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	15d	26	1.28mi
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	22d	1	1.29mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	1.38mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	15d	42	1.39mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	1.40mi
22342 Priscilla Ave Port Charlotte, FL	3.0	2.0	1500	$2,000	$1.33	22d	1	1.43mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	22d	1	1.48mi

Listing history 21 events

1. 2026-06-22
   days on market $275,000 Active 70 DOM
2. 2026-06-18
   days on market $275,000 Active 67 DOM
3. 2026-06-17
   days on market $275,000 Active 66 DOM
4. 2026-06-16
   days on market $275,000 Active 65 DOM
5. 2026-06-15
   days on market $275,000 Active 64 DOM
6. 2026-06-14
   days on market $275,000 Active 62 DOM
7. 2026-06-13
   days on market $275,000 Active 61 DOM
8. 2026-06-10
   days on market $275,000 Active 59 DOM
9. 2026-06-09
   days on market $275,000 Active 58 DOM
10. 2026-06-08
    days on market $275,000 Active 57 DOM
11. 2026-06-07
    days on market $275,000 Active 56 DOM
12. 2026-06-05
    days on market $275,000 Active 53 DOM
13. 2026-06-03
    days on market $275,000 Active 52 DOM
14. 2026-06-03
    status $275,000 Active 51 DOM
15. 2026-05-17
    status Pending
16. 2026-03-27
    listed $275,000 Active
17. 2026-02-27
    historical
18. 2025-08-29
    price $310,000
19. 2025-05-02
    listed $315,000 Active
20. 2022-09-13
    status Pending
21. 2022-09-09
    listed $355,000 Active

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$181/yr (+$15/mo · 8.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $26,906
• − Mortgage interest: −$15,404
• − Property taxes: −$2,102
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$8,000
• Taxable loss: −$4,280
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $1,501/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): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

-22.5% since first listed

7 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Listed $355,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,102 · +2.2% YoY. Source: county tax records.