6386 Scott St · Solana, FL 33950

$264,900

2 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 120 Days on market

Built 1950 0.48 ac lot Est $385k · 31% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Opportunity knocks with this three-bedroom, two-bath block home situated on Lots 1, 2, and 3 of the Lavilla subdivision, totaling approximately 0.48 acres. The property is located just minutes from historic downtown Punta Gorda with easy access to I-75 and PGD Airport, which offers nonstop commercial air service. August 2024 updates include new vinyl flooring in the living room and hallway and a new AC system. A new shingle roof was installed in March 2023. The living room features a fireplace, and the front porch is enclosed with screening. A large screened porch at the rear of the home provides additional outdoor living space. The spacious p

Key facts

• New ac system
• New shingle roof
• New vinyl flooring

Tags

• NEW VINYL FLOORING
• NEW AC SYSTEM
• NEW SHINGLE ROOF
• FIREPLACE
• ENCLOSED FRONT PORCH
• LARGE SCREENED PORCH

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: MHC; Total living area reported as 1,767 sq ft (public records); Total acreage listed as 1/4 to less than 1/2 acre
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Electricity connected; Broadband/high-speed internet available
• Home design: Single family residence; One story; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Building area approx. 2,529 sq ft
• Exterior features: Paved public road access; Lot approximately 0.48 acres (150 x 140); Faces west

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Fireplace in the living room; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#287 in FL, #4,731 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: Sallie Jones Elementary School (math 75% / reading 74%, grade A, #230 of 2,144 statewide, top 12%, 694 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 44% of the median local income ($76k/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 120 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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: 1.06% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $385,206
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7041 W Lenox Cir	0.73mi	2/2.0	1,516 (-14%)	5mo	$250,000	$165	38
25016 E Lenox Cir	0.72mi	2/2.0	1,516 (-14%)	19mo	$329,975	$218	26

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-36,196
• Equity at exit: $39,497

10-year hold

• IRR: -11.5%
• Equity multiple: 0.41×
• Total profit: $-43,650
• Equity at exit: $22,904

Cash invested: $74,172 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,803 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$110
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $233

Break-even live

Break-even rent $2,509

Max offer price $264,900

Occupancy floor 87%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 E Marion Ave #1213 Punta Gorda, FL	3.0	2.0	1647	$4,000	$2.43	21d	1	0.43mi
309 E Virginia Ave Punta Gorda, FL	3.0	3.5	1344	$3,000	$2.23	21d	1	0.45mi
200 Harbor Walk Dr #321 Punta Gorda, FL	3.0	2.0	2172	$3,400	$1.57	21d	1	0.70mi
150 Harborside Ave Punta Gorda, FL	1.0–2.0	1.0–2.0	967	$1,600	$1.65	21d	3	0.94mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	21d	1	1.45mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	21d	3	1.45mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$2,800	$1.80	21d	3	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $264,900 Active 120 DOM
2. 2026-06-17
   days on market $264,900 Active 119 DOM
3. 2026-06-16
   days on market $264,900 Active 118 DOM
4. 2026-06-15
   days on market $264,900 Active 117 DOM
5. 2026-06-14
   days on market $264,900 Active 115 DOM
6. 2026-06-13
   days on market $264,900 Active 114 DOM
7. 2026-06-10
   days on market $264,900 Active 112 DOM
8. 2026-06-09
   days on market $264,900 Active 111 DOM
9. 2026-06-08
   days on market $264,900 Active 110 DOM
10. 2026-06-07
    days on market $264,900 Active 109 DOM
11. 2026-06-05
    days on market $264,900 Active 106 DOM
12. 2026-06-03
    days on market $264,900 Active 105 DOM
13. 2026-06-02
    days on market $264,900 Active 104 DOM
14. 2026-06-01
    days on market $264,900 Active 103 DOM
15. 2026-05-31
    days on market $264,900 Active 102 DOM
16. 2026-05-30
    days on market $264,900 Active 101 DOM
17. 2026-05-07
    price $264,900
18. 2026-02-18
    listed $275,000 Active
19. 2025-10-23
    soldstatus $200,000
20. 1991-10-01
    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: $673 · $56/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,526/yr (+$127/mo · 226.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $33,640
• − Mortgage interest: −$14,839
• − Property taxes: −$673
• − Insurance: −$6,443
• − Repairs & maintenance: −$2,691
• − Management: −$2,691
• − Depreciation: −$7,706
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $3,127/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 — Solana

• Score: 74/100
• State rank: #287
• US rank: #4731

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solana, FL
• County: Charlotte County · 196,994 people
• City population: 68,831
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+429.8% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $264,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Sold (Public Records) $200,000 Public Records
• 1991-10-01 Sold (Public Records) $50,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $673 · -15.9% YoY. Source: county tax records.