22370 Catherine Ave · Port Charlotte, FL 33952

$200,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 2 Days on market

Built 1962 0.32 ac lot Est $215k · 7% 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 +15.3/30.0
• ARV discount +10.7/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• 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

great starter home in great location needs some tlc solid home beautifull yard

Key facts

• Tile flooring
• 1 car garage
• New roof

Tags

• OVERSIZED TREE COVERED LOT
• FUNCTIONAL GREAT ROOM LAYOUT
• TILE FLOORING
• NEW ROOF
• UPGRADED ELECTRICAL SERVICE
• 1 CAR GARAGE

Property features AI

Finance

• Other: Homestead exempt; Zoned RSF3.5
• HOA & community: No HOA/association reported; No association approval required

Exterior

• Parking: Attached garage (1 car); Carport (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Residential property; Home faces south
• Construction: Block construction; Other type roof; Slab foundation; Built on one level
• Exterior features: Storage; Mature landscaping with oak trees; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Attic fan
• Interior features: Ceiling fans
• Laundry & utility: Laundry room; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $75 ($896/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.5% below list).
• Recommended offer: $179k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Neil Armstrong Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 780 students, 63% 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; 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 35% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $179,070 (10.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $215,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1580 Hayworth Rd	0.34mi	3/2.0	1,217 (-3%)	9mo	$230,000	$189	71
2055 Hariet St	0.42mi	3/2.0	1,248 (-1%)	9mo	$192,000	$154	71
1660 Hayworth Rd	0.32mi	3/1.5	1,169 (-7%)	7mo	$252,500	$216	66
22075 Felton Ave	0.52mi	3/1.0	1,183 (-6%)	1mo	$158,000	$134	60
1365 Alton Rd	0.61mi	3/2.0	1,332 (+6%)	7mo	$205,000	$154	56
2548 Starlite Ln	0.61mi	2/2.0 (-1)	1,269 (+1%)	14mo	$175,000	$138	54
21543 Midway Blvd	0.46mi	3/2.0	1,172 (-7%)	16mo	$219,000	$187	54
22549 Bolanos Ct	0.64mi	2/2.0 (-1)	1,217 (-3%)	7mo	$230,000	$189	54
1517 Abel St	0.67mi	3/2.0	1,220 (-3%)	15mo	$170,000	$139	51
2163 Easy St	0.56mi	2/2.0 (-1)	1,200 (-5%)	12mo	$205,000	$171	50
21504 Bryn Mawr Ave	0.63mi	3/2.0	1,160 (-8%)	10mo	$160,000	$138	49
22318 Alcorn Ave	0.58mi	4/2.0 (+1)	1,426 (+13%)	11mo	$305,000	$214	37

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-32,901
• Equity at exit: $29,821

10-year hold

• IRR: -15.6%
• Equity multiple: 0.24×
• Total profit: $-42,804
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $75

Break-even live

Break-even rent $1,696

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $131	+0% $75	+5% $18	+10% $-39
Rent	-10% $-67	-5% $4	+0% $75	+5% $145	+10% $216
Rate	-1.0pp $175	-0.5pp $126	base $75	+0.5pp $23	+1.0pp $-30

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	22d	1	0.20mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	0.32mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	0.38mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	22d	1	0.41mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	22d	1	0.48mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.51mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.54mi
21988 Cellini Ave Port Charlotte, FL	4.0	3.0	1500	$2,000	$1.33	22d	1	0.55mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	22d	1	0.59mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	15d	1	0.64mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	15d	1	0.67mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	15d	1	0.68mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	0.70mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	15d	1	0.79mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	22d	1	0.80mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	22d	1	0.81mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	22d	1	0.86mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	22d	1	0.92mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	22d	1	0.93mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.95mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	22d	1	0.99mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	15d	1	1.00mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	22d	1	1.00mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	22d	1	1.04mi
1138 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1739	$1,891	$1.09	15d	1	1.05mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	22d	1	1.05mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.05mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	1.06mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	22d	1	1.12mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	1.18mi
1057 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1673	$2,950	$1.76	22d	1	1.21mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	1.22mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	1.24mi
21262 Quesada Ave Port Charlotte, FL	4.0	2.0	1650	$1,845	$1.12	22d	1	1.25mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	15d	1	1.26mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	15d	1	1.30mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.31mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	1.36mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.36mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	1.39mi

Listing history 16 events

1. 2026-04-11
   status Pending
2. 2026-04-09
   listed $200,000 Active
3. 2020-12-18
   soldstatus $138,000
4. 2020-12-15
   soldstatus $138,000 Sold 78-char remark

   Show marketing remark (78 chars)

   great starter home in great location needs some tlc solid home beautifull yard

5. 2020-11-18
   status Pending 78-char remark

   Show marketing remark (78 chars)

   great starter home in great location needs some tlc solid home beautifull yard

6. 2020-11-10
   soldstatus $96,000
7. 2020-11-07
   listed $139,900 Active 78-char remark

   Show marketing remark (78 chars)

   great starter home in great location needs some tlc solid home beautifull yard

8. 2014-04-09
   soldstatus $76,000
9. 2014-04-04
   soldstatus $76,000 Sold 953-char remark

   Show marketing remark (953 chars)

   A Port Charlotte original -- With just under 1300 square feet of living space, this unique and well cared for residence is move-in ready. Featuring a great room design, the home sports 3 bedrooms, 2 baths, an enclosed lanai as well as a 1 car carport, a1 car garage and 2 spacious utility / storage buildings; all situated on a tree covered lot measuring approximately a third of an acre in size. Other features include newer electrical service, newer A/C Units, storm protection and a private fenced back yard. As to location, this home is within walking distance of Lake Betty Park, it is 4 miles from Port Charlotte Town Center Mall, 6 miles from historic downtown Punta Gorda and just 22 miles from the Gulf beaches. Although no value has been assigned, some of the furnishings are INCLUDED in the sales of this home, a list is available. This is a nice value in the heart of Port Charlotte and the Seller is motivated - schedule your showing today!

10. 2013-12-03
    listed $79,900 953-char remark

    Show marketing remark (953 chars)

    A Port Charlotte original -- With just under 1300 square feet of living space, this unique and well cared for residence is move-in ready. Featuring a great room design, the home sports 3 bedrooms, 2 baths, an enclosed lanai as well as a 1 car carport, a1 car garage and 2 spacious utility / storage buildings; all situated on a tree covered lot measuring approximately a third of an acre in size. Other features include newer electrical service, newer A/C Units, storm protection and a private fenced back yard. As to location, this home is within walking distance of Lake Betty Park, it is 4 miles from Port Charlotte Town Center Mall, 6 miles from historic downtown Punta Gorda and just 22 miles from the Gulf beaches. Although no value has been assigned, some of the furnishings are INCLUDED in the sales of this home, a list is available. This is a nice value in the heart of Port Charlotte and the Seller is motivated - schedule your showing today!

11. 2012-08-24
    soldstatus $57,000
12. 2012-08-22
    soldstatus $57,000
13. 2011-12-14
    listed $69,900
14. 2010-02-10
    soldstatus $50,000
15. 2010-02-08
    soldstatus $50,000
16. 2009-02-06
    listed $57,000

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 6/10 Major FEMA zone X (shaded) · 67% 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: $21,488
• − Mortgage interest: −$11,203
• − Property taxes: −$2,494
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,818
• Taxable loss: −$2,465
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $1,487/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

+250.9% since first listed

16 events — show timeline

• 2026-04-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-18 Sold (Public Records) $138,000 Public Records
• 2020-12-15 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-10 Sold (Public Records) $96,000 Public Records
• 2020-11-07 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Sold (Public Records) $76,000 Public Records
• 2014-04-04 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-03 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2012-08-24 Sold (Public Records) $57,000 Public Records
• 2012-08-22 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2011-12-14 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2010-02-10 Sold (Public Records) $50,000 Public Records
• 2010-02-08 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2009-02-06 Listed $57,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $2,494 · +1.9% YoY. Source: county tax records.