2290 Aaron St #109 · Port Charlotte, FL 33952

$103,000

2 bd · 2.0 ba · 919 sqft · Condo public records · 149 Days on market

Built 1975 $460/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 +10.3/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Chelsea House, a beautifully and professionally remodeled, custom-upgraded first-floor condominium featuring a private side entrance, ideal for creating a secluded outdoor patio space with added privacy. This 2-bedroom, 2-bath residence offers a desirable single-level layout with 919 square feet of thoughtfully designed living space—perfect for full-time living or a seasonal retreat. The bright, open-concept floor plan seamlessly connects the kitchen, dining, and living areas, creating a welcoming space ideal for entertaining. The completely updated kitchen features new cabinetry, new countertops, a stylish backsplash, and GE stainless steel appliances, including a range, v

Key facts

• New ac unit
• New water heater
• New appliances

Tags

• FIRST FLOOR CONVENIENCE
• NEW LUXURY VINYL FLOORING
• NEW AC UNIT
• NEW WATER HEATER
• NEW APPLIANCES
• TWO HEATED POOLS

Property features AI

Finance

• Other: Unfurnished
• Financial info: Total monthly fees: $460; Total annual fees: $5,520; Lease restrictions apply
• HOA & community: HOA: CHELSEA HOUSE (monthly fee $460); HOA fee includes: Pool, escrow reserves, grounds maintenance, management, sewer, trash and other items; Association amenities: Elevator(s), fitness center, maintenance, pickleball court(s), pool, recreation facilities, shuffleboard court, storage; Association approval required; Buyer approval required for community; Clubhouse, community mailbox, sidewalks, wheelchair access; Senior community; No pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Private water; Public sewer; Electricity connected; Water connected; Sewer connected; High-speed internet available
• Home design: Residential condominium; Completed condition; One level; Faces west; Located in CHELSEA HOUSE
• Construction: Stucco exterior; Membrane roof; Slab foundation
• Exterior features: Other exterior features; Membrane roof; Stucco construction; Asphalt road access

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Elevator in building; Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $103k.

Deal economics

• At list price, monthly cash flow is $-57 ($-685/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (9.8% below list).
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 $712 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 149 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $103k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $90,640 (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 149 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.40% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 5.9

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: -25.9%
• Equity multiple: 0.16×
• Total profit: $-24,234
• Equity at exit: $15,358

10-year hold

• IRR: -56.8%
• Equity multiple: -0.42×
• Total profit: $-40,823
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$540
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$43
• HOA: −$460
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-57

Break-even live

Break-even rent $1,515

Max offer price $92,917

Occupancy floor 99%

Sensitivity live

Price	-10% $1	-5% $-28	+0% $-57	+5% $-86	+10% $-115
Rent	-10% $-171	-5% $-114	+0% $-57	+5% $0	+10% $57
Rate	-1.0pp $-5	-0.5pp $-31	base $-57	+0.5pp $-84	+1.0pp $-111

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	23d	1	0.07mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	23d	1	0.08mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	23d	1	0.17mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	23d	1	0.18mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	23d	1	0.22mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	23d	3	0.25mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	15d	2	0.25mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	23d	1	0.26mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	23d	2	0.38mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	15d	1	0.38mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	23d	1	0.42mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	23d	2	0.47mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	23d	1	0.49mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	23d	1	0.51mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	0.52mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.58mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	23d	1	0.64mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	23d	1	0.65mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	23d	1	0.69mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	23d	1	0.72mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	23d	1	0.74mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	23d	1	0.80mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	15d	1	0.90mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	23d	1	1.05mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	23d	1	1.15mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	23d	1	1.50mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $103,000 Active 149 DOM
2. 2026-06-18
   days on market $103,000 Active 146 DOM
3. 2026-06-17
   days on market $103,000 Active 145 DOM
4. 2026-06-16
   days on market $103,000 Active 144 DOM
5. 2026-06-15
   days on market $103,000 Active 143 DOM
6. 2026-06-14
   days on market $103,000 Active 141 DOM
7. 2026-06-13
   days on market $103,000 Active 140 DOM
8. 2026-06-10
   days on market $103,000 Active 138 DOM
9. 2026-06-09
   days on market $103,000 Active 137 DOM
10. 2026-06-08
    days on market $103,000 Active 136 DOM
11. 2026-06-05
    days on market $103,000 Active 132 DOM
12. 2026-06-03
    days on market $103,000 Active 131 DOM
13. 2026-06-02
    days on market $103,000 Active 130 DOM
14. 2026-06-01
    days on market $103,000 Active 129 DOM
15. 2026-05-31
    days on market $103,000 Active 128 DOM
16. 2026-05-30
    days on market $103,000 Active 127 DOM
17. 2026-03-11
    price $108,000
18. 2026-01-23
    listed $115,000 Active
19. 1989-12-01
    soldstatus $50,000
20. 1989-12-01
    soldstatus $50,000

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,312
• − Mortgage interest: −$5,770
• − Property taxes: −$1,845
• − Insurance: −$515
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − HOA: −$5,520
• − Depreciation: −$2,996
• Taxable loss: −$2,104
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $-180/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

+116.0% since first listed

4 events — show timeline

• 2026-03-11 Price Changed $108,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 1989-12-01 Sold (Public Records) $50,000 Public Records
• 1989-12-01 Sold (Public Records) $50,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,845 · -5.2% YoY. Source: county tax records.