17508 Waco Ave · Port Charlotte, FL 33948

$339,900

4 bd · 2.0 ba · 1,914 sqft · Land · 108 Days on market

Built 2026 10,000 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Be the first to own this stunning brand-new construction home located in a quiet Port Charlotte neighborhood. This spacious 4-bedroom, 2-bath residence offers 1,914 square feet of modern, thoughtfully designed living space, complete with an attached 2-car garage and stylish finishes throughout. Step inside to an inviting open-concept layout featuring high ceilings, abundant natural light, and contemporary design. The beautiful kitchen is a true centerpiece, showcasing brand-new stainless steel appliances, granite countertops, a large center island, and ample cabinet space—perfect for everyday living and entertaining. The primary suite serves as

Key facts

• Quiet neighborhood
• High ceilings
• Open-concept layout

Tags

• BRAND-NEW CONSTRUCTION
• QUIET NEIGHBORHOOD
• OPEN-CONCEPT LAYOUT
• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoning: RSF3.5
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; North-facing; Completed condition
• Construction: Stucco exterior; Shingle roof; New construction; Slab foundation; Built for residential use
• Exterior features: Asphalt road; Lot about 0.23 acres

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen/family room combo
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-926 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (31.1% below list).
• Recommended offer: $206k (39.4% below list) — sets the bar for cash-flow.

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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% of the median local income ($63k/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 $10k 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 108 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,866 (39.4% 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 108 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 12.1

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: -41.8%
• Equity multiple: -0.27×
• Total profit: $-120,636
• Equity at exit: $50,680

10-year hold

• IRR: -98.1%
• Equity multiple: -1.17×
• Total profit: $-206,317
• Equity at exit: $29,388

Cash invested: $95,172 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-926

Break-even live

Break-even rent $3,513

Max offer price $205,866

Occupancy floor —

Sensitivity live

Price	-10% $-691	-5% $-809	+0% $-926	+5% $-1,044	+10% $-1,161
Rent	-10% $-1,111	-5% $-1,019	+0% $-926	+5% $-834	+10% $-741
Rate	-1.0pp $-755	-0.5pp $-840	base $-926	+0.5pp $-1,014	+1.0pp $-1,104

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17411 Reaper Ave Port Charlotte, FL	3.0	2.0	2388	$2,400	$1.01	21d	1	0.22mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	21d	1	0.24mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	0.41mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	21d	1	0.69mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	0.91mi
17051 Greenan Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	14d	1	0.98mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	21d	1	1.01mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	1.05mi
2225 Fraser St Port Charlotte, FL	3.0	2.0	1600	$2,500	$1.56	14d	1	1.05mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	21d	1	1.31mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	14d	1	1.31mi
2172 Peasley St Port Charlotte, FL	3.0	2.0	1287	$2,100	$1.63	21d	1	1.40mi
1148 Vinita Ave Port Charlotte, FL	5.0	3.0	2274	$2,495	$1.10	21d	1	1.43mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	1.45mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	1.46mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	1.47mi

Listing history 10 events

1. 2026-05-30
   status $339,900 Pending 108 DOM
2. 2026-02-10
   listed $339,900 Active
3. 2023-08-31
   historical
4. 2023-03-27
   price $424,900
5. 2023-03-23
   price $404,900
6. 2022-11-28
   price $399,900
7. 2022-11-28
   price $419,900
8. 2022-11-25
   listed $399,900 Active
9. 2018-01-26
   historical
10. 2017-01-27
    listed $4,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 27 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,090
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$6,818
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$9,888
• Taxable loss: −$17,249
• Est. tax savings @ 24.0%: +$4,140
• After-tax cash flow: $-6,976/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

+6836.7% since first listed

9 events — show timeline

• 2026-02-10 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Price Changed $424,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-23 Price Changed $404,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-28 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-28 Price Changed $419,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-25 Listed $399,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-01-27 Listed $4,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $466 · -5.0% YoY. Source: county tax records.