18773 Lake Worth Blvd · Port Charlotte, FL 33948

$256,000

4 bd · 2.0 ba · 1,636 sqft · Land · 385 Days on market

Built 2025 9,999 sqft lot

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell, this lot will not only have city water but also sewer available, as it is in one of the first zones of the Ackerman Wastewater Expansion. Only 2 minutes from the boat ramp and located in Port Charlotte Section 37, you can enjoy this quiet waterfront neighborhood with easy access to Charlotte Harbor or Port Charlotte.

Key facts

• Open-concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• ACTIVE BUILDING PERMIT
• ADVANCED STAGE OF CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: Lot about 0.23 acres (approx. 80 x 125); Living area about 1,636 (reported); Total building area reported as 2,079; Direction faces north

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Sewer: other; Other utilities
• Home design: Single-family residence; Under construction (projected completion March 31, 2026); One-story; Faces north
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features noted
• Laundry & utility: Dedicated laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $256k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 23 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).
• At $2,655/mo this rent would consume 51% of the median local household income ($63k/yr) (locally 501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 385 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $69k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $256k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $225,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 8.0

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: -16.7%
• Equity multiple: 0.43×
• Total profit: $-40,996
• Equity at exit: $38,170

10-year hold

• IRR: -16.0%
• Equity multiple: 0.24×
• Total profit: $-54,666
• Equity at exit: $22,134

Cash invested: $71,680 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$107
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $127

Break-even live

Break-even rent $2,494

Max offer price $256,000

Occupancy floor 90%

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	21d	1	0.13mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	21d	1	0.31mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	21d	1	0.52mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	13d	1	0.58mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.59mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	13d	1	0.62mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	0.70mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	21d	1	0.82mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	21d	1	0.84mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	0.92mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	21d	1	0.93mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	0.94mi
285 Millport St NW Port Charlotte, FL	3.0	2.0	1651	$2,200	$1.33	21d	1	0.96mi
326 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	1.01mi
334 Millport St NW Port Charlotte, FL	3.0	2.0	1459	$2,400	$1.64	21d	1	1.02mi
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	21d	1	1.03mi
342 Millport St NW Port Charlotte, FL	3.0	2.0	1331	$2,250	$1.69	21d	1	1.04mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	21d	1	1.07mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	1.12mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	1.21mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	1.39mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	21d	1	1.43mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	21d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $256,000 Active 385 DOM
2. 2026-06-17
   days on market $256,000 Active 384 DOM
3. 2026-06-16
   days on market $256,000 Active 383 DOM
4. 2026-06-15
   days on market $256,000 Active 382 DOM
5. 2026-06-14
   days on market $256,000 Active 380 DOM
6. 2026-06-13
   days on market $256,000 Active 379 DOM
7. 2026-06-10
   days on market $256,000 Active 377 DOM
8. 2026-06-09
   days on market $256,000 Active 376 DOM
9. 2026-06-08
   days on market $256,000 Active 375 DOM
10. 2026-06-05
    days on market $256,000 Active 371 DOM
11. 2026-06-02
    days on market $256,000 Active 369 DOM
12. 2026-06-01
    days on market $256,000 Active 368 DOM
13. 2026-05-31
    days on market $256,000 Active 367 DOM
14. 2026-05-30
    days on market $256,000 Active 366 DOM
15. 2026-03-01
    price $256,000
16. 2025-09-17
    price $266,000
17. 2025-06-23
    price $287,000
18. 2025-05-29
    listed $325,000 Active
19. 2022-07-18
    soldstatus $84,000
20. 2022-06-21
    soldstatus $20,400 Closed 334-char remark

    Show marketing remark (334 chars)

    Priced to sell, this lot will not only have city water but also sewer available, as it is in one of the first zones of the Ackerman Wastewater Expansion. Only 2 minutes from the boat ramp and located in Port Charlotte Section 37, you can enjoy this quiet waterfront neighborhood with easy access to Charlotte Harbor or Port Charlotte.

21. 2022-06-21
    soldstatus $20,400

    Show marketing remark (334 chars)

    Priced to sell, this lot will not only have city water but also sewer available, as it is in one of the first zones of the Ackerman Wastewater Expansion. Only 2 minutes from the boat ramp and located in Port Charlotte Section 37, you can enjoy this quiet waterfront neighborhood with easy access to Charlotte Harbor or Port Charlotte.

22. 2022-04-14
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Priced to sell, this lot will not only have city water but also sewer available, as it is in one of the first zones of the Ackerman Wastewater Expansion. Only 2 minutes from the boat ramp and located in Port Charlotte Section 37, you can enjoy this quiet waterfront neighborhood with easy access to Charlotte Harbor or Port Charlotte.

23. 2022-04-11
    listed $20,900 Active 334-char remark

    Show marketing remark (334 chars)

    Priced to sell, this lot will not only have city water but also sewer available, as it is in one of the first zones of the Ackerman Wastewater Expansion. Only 2 minutes from the boat ramp and located in Port Charlotte Section 37, you can enjoy this quiet waterfront neighborhood with easy access to Charlotte Harbor or Port Charlotte.

24. 2007-11-20
    soldstatus $16,000
25. 2007-06-14
    soldstatus $13,500 181-char remark

    Show marketing remark (181 chars)

    Build on this lot and enjoy life in a waterfront neighborhood with parks and a community boat ramp. Play golf, fish, and boat in warmth and sunshine. Lot has public water available.

26. 2007-06-14
    soldstatus $13,500

    Show marketing remark (181 chars)

    Build on this lot and enjoy life in a waterfront neighborhood with parks and a community boat ramp. Play golf, fish, and boat in warmth and sunshine. Lot has public water available.

27. 2007-03-04
    listed $14,900 181-char remark

    Show marketing remark (181 chars)

    Build on this lot and enjoy life in a waterfront neighborhood with parks and a community boat ramp. Play golf, fish, and boat in warmth and sunshine. Lot has public water available.

28. 2006-09-06
    listed $24,900
29. 2006-03-09
    listed $29,900
30. 2005-11-11
    listed $46,900

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $2,125 · $177/mo
• Expected delta: +$994/yr (+$83/mo · 87.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $31,856
• − Mortgage interest: −$14,340
• − Property taxes: −$1,131
• − Insurance: −$6,398
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$7,447
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $2,141/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+445.8% since first listed

16 events — show timeline

• 2026-03-01 Price Changed $256,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $266,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $287,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-18 Sold (Public Records) $84,000 Public Records
• 2022-06-21 Sold (Public Records) $20,400 Public Records
• 2022-06-21 Sold (MLS) $20,400 Stellar MLS as Distributed by MLS Grid
• 2022-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-11 Listed $20,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-20 Sold (Public Records) $16,000 Public Records
• 2007-06-14 Sold (Public Records) $13,500 Public Records
• 2007-06-14 Sold (MLS) $13,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-04 Listed $14,900 Stellar MLS as Distributed by MLS Grid
• 2006-09-06 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-09 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-11 Listed $46,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $1,131 · -2.2% YoY. Source: county tax records.