23220 Rountree Ave · Port Charlotte, FL 33980

$199,000

2 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 47 Days on market

Built 1979 10,000 sqft lot Est $230k · 14% under

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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 +13.6/15.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. PRICED TO SELL- 2 Bedroom, 2 Bathroom, 2 Car Garage POOL HOME in the heart of Port Charlotte welcomes new owners to make it shine once again! This property features impact windows in front of home, including an impact-rated garage door, a roof replaced approximately three years ago, and an HVAC system installed four years ago. Additional highlights include underground utilities and a 10’ x 10’ insulated shed for added storage or workspace. Offering strong structural updates and a solid foundation, the home presents an excellent opportunity for a new owner to enhance and personalize with cosmetic improvements. Ideally situated on a quiet st

Key facts

• Roof replaced
• Insulated shed
• Impact windows

Tags

• IMPACT WINDOWS
• IMPACT RATED GARAGE DOOR
• ROOF REPLACED
• HVAC SYSTEM INSTALLED
• UNDERGROUND UTILITIES
• INSULATED SHED

Property features AI

Finance

• Other: Property type: Residential, single family; Lot approximately 0.23 acre (about 80 x 125); Private in-ground gunite pool with screen enclosure (approx. 12 x 24); Additional building area: shed(s)
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage (approx. 23 x 19); Driveway and off-street parking
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Covered patio; Rear porch; Screened enclosure; French doors; Exterior storage/shed(s); Wood fencing; Level, paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Walk-in closet(s); Drapes and window treatments; Family room; Inside utility/storage
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (4.6% below list).
• Recommended offer: $190k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 $1k of loan paydown is wiped out by about $6k 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 47 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $189,871 (4.6% 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 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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: 0.95% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $230,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3085 Crowder St	0.09mi	2/2.0	1,362 (+3%)	11mo	$199,000	$146	82
23142 Hemenway Ave	0.28mi	3/2.0 (+1)	1,398 (+6%)	5mo	$220,000	$157	69
3080 Saint James St	0.33mi	3/2.0 (+1)	1,398 (+6%)	11mo	$277,000	$198	61
22486 Olean Blvd	0.47mi	2/2.0	1,217 (-8%)	5mo	$205,000	$168	61
22549 Bolanos Ct	0.65mi	2/2.0	1,217 (-8%)	7mo	$230,000	$189	50
23188 Elmira Blvd	0.68mi	3/2.0 (+1)	1,345 (+2%)	14mo	$125,000	$93	49
22374 New York Ave	0.72mi	2/2.0	1,327 (+0%)	21mo	$350,000	$264	48
23279 Burlingame Ave	0.66mi	2/2.0	1,180 (-11%)	8mo	$210,000	$178	44
22417 Oceanside Ave	0.66mi	3/2.0 (+1)	1,206 (-9%)	21mo	$209,900	$174	32

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-40,001
• Equity at exit: $29,672

10-year hold

• IRR: -25.7%
• Equity multiple: -0.06×
• Total profit: $-58,801
• Equity at exit: $17,206

Cash invested: $55,720 (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: 600
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$343 /mo · $4,121/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-36

Break-even live

Break-even rent $1,945

Max offer price $192,572

Occupancy floor 97%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	13d	1	0.41mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	13d	1	0.50mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	0.61mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	21d	1	0.72mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	21d	1	0.77mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,183	$1.02	13d	4	0.87mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	1.09mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	21d	1	1.11mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	1.16mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	1.18mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	13d	1	1.19mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.25mi
22328 Yonkers Ave Port Charlotte, FL	2.0	2.0	1342	$1,575	$1.17	21d	1	1.25mi
22481 Westchester Blvd Unit B48 Punta Gorda, FL	2.0	2.0	1046	$1,150	$1.10	21d	1	1.26mi
4022 Beaver Ln Port Charlotte, FL	2.0	2.0	960	$1,300	$1.35	21d	2	1.27mi
22481 Westchester Blvd Unit B40 Punta Gorda, FL	2.0	2.0	1046	$1,225	$1.17	13d	1	1.27mi
22481 Westchester Blvd Unit B35 Punta Gorda, FL	2.0	2.0	1046	$1,275	$1.22	21d	1	1.28mi
22481 Westchester Blvd Unit B36 Port Charlotte, FL	2.0	2.0	1046	$1,180	$1.13	13d	1	1.29mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	1.30mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	1.30mi
22441 Westchester Blvd Unit 1500G Punta Gorda, FL	2.0	2.0	960	$1,200	$1.25	13d	1	1.30mi
4158 Tamiami Trl Unit M4 Port Charlotte, FL	2.0	2.0	919	$1,500	$1.63	21d	1	1.40mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,425	$1.48	21d	2	1.40mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	13d	3	1.40mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	1.45mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	1.46mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	1.47mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	1.49mi

Listing history 23 events

1. 2026-06-15
   status $199,000 Pending 47 DOM
2. 2026-06-15
   days on market $199,000 Active 47 DOM
3. 2026-06-14
   days on market $199,000 Active 45 DOM
4. 2026-06-13
   pricestatus $199,000 Active 44 DOM
5. 2026-06-07
   statusdays on market $225,000 Pending 44 DOM
6. 2026-06-05
   days on market $225,000 Active 43 DOM
7. 2026-06-03
   days on market $225,000 Active 42 DOM
8. 2026-06-02
   days on market $225,000 Active 41 DOM
9. 2026-06-01
   days on market $225,000 Active 40 DOM
10. 2026-05-31
    days on market $225,000 Active 39 DOM
11. 2026-05-30
    days on market $225,000 Active 38 DOM
12. 2026-05-04
    price $225,000
13. 2026-04-22
    listed $230,000 Active
14. 2025-08-23
    historical
15. 2025-08-22
    status Active
16. 2025-08-22
    status Pending
17. 2025-05-23
    listed $249,500 Active
18. 2022-10-31
    status Active
19. 2022-08-15
    status Pending
20. 2022-05-18
    listed $299,000 Active
21. 2005-05-03
    soldstatus $120,000
22. 2000-10-18
    soldstatus $82,900
23. 1989-02-01
    soldstatus $65,000

ⓘ 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: $4,121 · $343/mo
• Projected year-2 tax: $4,121 · $343/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) · 76% 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: $22,785
• − Mortgage interest: −$11,147
• − Property taxes: −$4,121
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,789
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $454/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

+246.2% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Listed $249,500 Stellar MLS as Distributed by MLS Grid
• 2022-10-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-08-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-18 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-03 Sold (Public Records) $120,000 Public Records
• 2000-10-18 Sold (Public Records) $82,900 Public Records
• 1989-02-01 Sold (Public Records) $65,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $4,121 · -5.4% YoY. Source: county tax records.