3437 Croton Ter · Port Charlotte, FL 33952

$129,900

2 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 171 Days on market

Built 1958 7,500 sqft lot Est $197k · 34% under

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity awaits you with this 2 bedroom 2 bath home with a 1 car carport. This home has central air and has been completely rewired. Most of this home has been re-piped also. Newer cabinets and counter-tops in the kitchen. The kitchen is also wired for a dishwasher and garbage disposal. The roof was replaced after Hurricane Charlie. City water and sewer, so no septic issues and the entire neighborhood has sidewalks. Separate dining room right off the kitchen and ceiling fans. This cute home needs a very little bit of work, but that is reflected in the low low asking price. Almost forgot to mention the Florida room right off the living room. So much to say about this nice home, but so much better to see it yourself. This one won't last long so Don't Delay, Call Today.

Key facts

• Spacious backyard
• Brand-new roof
• Fresh interior paint

Tags

• DEDICATED DINING ROOM
• ENCLOSED FLORIDA ROOM
• SPACIOUS BACKYARD
• BRAND-NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Homestead exempt; Zoned RSF3.5
• HOA & community: Pets allowed

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; Residential property; One story; Faces north
• Construction: Block and frame construction; Membrane roof; Block foundation; Slab foundation; Built on 0 to less than 1/4 acre lot
• Exterior features: Rain gutters; Sidewalk; Greenbelt lot feature; Asphalt/paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Thermostat; Window treatments
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-26 ($-317/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 712 active listings in the ZIP; 40 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 31% of the median local income ($61k/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 $898 of loan paydown is wiped out by about $4k 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 171 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $130k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (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 171 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 1958 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.21% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $196,860
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Starlite Ln	0.22mi	2/1.0	1,011 (-1%)	9mo	$206,500	$204	77
130 Adams Ct NW	0.67mi	2/2.0	1,050 (+3%)	3mo	$300,000	$286	61
370 Duxbury Ave	0.72mi	3/2.0 (+1)	994 (-2%)	3mo	$170,000	$171	55
3407 Conway Blvd	0.31mi	2/2.0	918 (-10%)	20mo	$250,000	$272	52
3432 Easy St	0.22mi	2/1.0	1,145 (+12%)	18mo	$190,000	$166	50
175 Francis Dr NE	0.73mi	2/2.0	1,028 (+1%)	18mo	$209,500	$204	50
3514 Coney Island St	0.70mi	2/2.0	1,016 (-0%)	24mo	$196,099	$193	47
22309 Albany Ave	0.65mi	2/2.0	1,152 (+13%)	21mo	$211,700	$184	31
410 Dalton Blvd	0.73mi	3/1.0 (+1)	874 (-14%)	9mo	$81,000	$93	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: -22.4%
• Equity multiple: 0.26×
• Total profit: $-27,094
• Equity at exit: $19,369

10-year hold

• IRR: -34.2%
• Equity multiple: -0.17×
• Total profit: $-42,567
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,575 high
• Mortgage (P&I): −$681
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-26

Break-even live

Break-even rent $1,608

Max offer price $125,232

Occupancy floor 97%

Sensitivity live

Price	-10% $47	-5% $10	+0% $-26	+5% $-63	+10% $-100
Rent	-10% $-151	-5% $-89	+0% $-26	+5% $36	+10% $98
Rate	-1.0pp $39	-0.5pp $7	base $-26	+0.5pp $-60	+1.0pp $-94

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	15d	1	0.03mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	23d	1	0.23mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	0.32mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	23d	1	0.35mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	23d	2	0.38mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	23d	1	0.41mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	23d	2	0.45mi
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	23d	1	0.50mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	23d	1	0.50mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	15d	1	0.63mi
125 Cambridge Dr NW Unit NA Port Charlotte, FL	2.0	1.0	1200	$1,750	$1.46	23d	1	0.71mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	23d	1	0.76mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	23d	1	0.78mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	15d	2	0.79mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	23d	3	0.79mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	23d	1	0.81mi
511 Palmetto Dr NE Port Charlotte, FL	3.0	2.0	1216	$2,100	$1.73	23d	1	0.83mi
480 Sharon Cir Port Charlotte, FL	3.0	1.0	1240	$1,695	$1.37	23d	1	0.85mi
3602 Harbor Blvd Port Charlotte, FL	2.0	2.0	1292	$1,700	$1.32	23d	1	0.86mi
510 Sharon Cir Port Charlotte, FL	2.0	2.0	1204	$1,500	$1.25	23d	1	0.87mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	23d	1	0.88mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.89mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	23d	1	0.90mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	23d	1	0.93mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	23d	1	0.94mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	23d	1	0.95mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,425	$1.48	23d	2	0.95mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	15d	3	0.95mi
22328 Yonkers Ave Port Charlotte, FL	2.0	2.0	1342	$1,575	$1.17	23d	1	0.95mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	23d	1	0.98mi
220 Mentel Ter Port Charlotte, FL	2.0	1.0	1040	$1,450	$1.39	23d	1	0.99mi
4158 Tamiami Trl Unit M4 Port Charlotte, FL	2.0	2.0	919	$1,500	$1.63	23d	1	1.03mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	23d	1	1.07mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	23d	1	1.11mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	23d	1	1.12mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	23d	1	1.13mi
4022 Beaver Ln Port Charlotte, FL	2.0	2.0	960	$1,300	$1.35	23d	2	1.15mi
21380 Edgewater Dr Port Charlotte, FL	3.0	1.0	1371	$2,000	$1.46	23d	1	1.17mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	15d	1	1.17mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	15d	1	1.17mi

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-04-22
   price $129,900
3. 2026-03-23
   price $139,900
4. 2026-03-09
   price $149,900
5. 2025-11-14
   listed $159,900 Active
6. 2016-12-16
   soldstatus $72,500 Sold 790-char remark

   Show marketing remark (790 chars)

   Fantastic opportunity awaits you with this 2 bedroom 2 bath home with a 1 car carport. This home has central air and has been completely rewired. Most of this home has been re-piped also. Newer cabinets and counter-tops in the kitchen. The kitchen is also wired for a dishwasher and garbage disposal. The roof was replaced after Hurricane Charlie. City water and sewer, so no septic issues and the entire neighborhood has sidewalks. Separate dining room right off the kitchen and ceiling fans. This cute home needs a very little bit of work, but that is reflected in the low low asking price. Almost forgot to mention the Florida room right off the living room. So much to say about this nice home, but so much better to see it yourself. This one won't last long so Don't Delay, Call Today.

7. 2016-11-23
   status Pending 790-char remark

   Show marketing remark (790 chars)

   Fantastic opportunity awaits you with this 2 bedroom 2 bath home with a 1 car carport. This home has central air and has been completely rewired. Most of this home has been re-piped also. Newer cabinets and counter-tops in the kitchen. The kitchen is also wired for a dishwasher and garbage disposal. The roof was replaced after Hurricane Charlie. City water and sewer, so no septic issues and the entire neighborhood has sidewalks. Separate dining room right off the kitchen and ceiling fans. This cute home needs a very little bit of work, but that is reflected in the low low asking price. Almost forgot to mention the Florida room right off the living room. So much to say about this nice home, but so much better to see it yourself. This one won't last long so Don't Delay, Call Today.

8. 2016-10-23
   historical Active with Contract 790-char remark

   Show marketing remark (790 chars)

   Fantastic opportunity awaits you with this 2 bedroom 2 bath home with a 1 car carport. This home has central air and has been completely rewired. Most of this home has been re-piped also. Newer cabinets and counter-tops in the kitchen. The kitchen is also wired for a dishwasher and garbage disposal. The roof was replaced after Hurricane Charlie. City water and sewer, so no septic issues and the entire neighborhood has sidewalks. Separate dining room right off the kitchen and ceiling fans. This cute home needs a very little bit of work, but that is reflected in the low low asking price. Almost forgot to mention the Florida room right off the living room. So much to say about this nice home, but so much better to see it yourself. This one won't last long so Don't Delay, Call Today.

9. 2016-09-14
   listed $77,000 Active 790-char remark

   Show marketing remark (790 chars)

   Fantastic opportunity awaits you with this 2 bedroom 2 bath home with a 1 car carport. This home has central air and has been completely rewired. Most of this home has been re-piped also. Newer cabinets and counter-tops in the kitchen. The kitchen is also wired for a dishwasher and garbage disposal. The roof was replaced after Hurricane Charlie. City water and sewer, so no septic issues and the entire neighborhood has sidewalks. Separate dining room right off the kitchen and ceiling fans. This cute home needs a very little bit of work, but that is reflected in the low low asking price. Almost forgot to mention the Florida room right off the living room. So much to say about this nice home, but so much better to see it yourself. This one won't last long so Don't Delay, Call Today.

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,302 · $108/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 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 · 29 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: $18,895
• − Mortgage interest: −$7,276
• − Property taxes: −$1,302
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,779
• Taxable loss: −$2,253
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $224/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

+68.7% since first listed

9 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-16 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2016-11-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-23 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-09-14 Listed $77,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2025): $1,302 · +1.7% YoY. Source: county tax records.