2300 Aaron St #204 · Port Charlotte, FL 33952

$69,900

2 bd · 2.0 ba · 919 sqft · Condo public records · 27 Days on market

Built 1979 $398/mo HOA · 27% of rent

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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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 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

Located in the Regency House at Charlotte Square, this 2 bedroom, 2 bathroom condo offers comfortable living with updated features in a convenient Port Charlotte location. The floor plan provides a functional flow with carpet flooring in the living room and bedrooms, along with wood laminate flooring in the kitchen and dining area for easy maintenance. The kitchen features stainless steel appliances and a breakfast bar that opens to the main living space, creating a comfortable setup for everyday living and entertaining. Hurricane impact windows provide added peace of mind and energy efficiency. The primary suite includes a walk-in closet and an updated en-suite bathroom with a walk-in show

Key facts

• Walk-in closet
• Walk-in shower
• Breakfast bar

Tags

• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• HURRICANE IMPACT WINDOWS
• WALK-IN CLOSET
• UPDATED EN-SUITE BATHROOM
• WALK-IN SHOWER

Property features AI

Finance

• Other: Property type: Condominium; Zoning: RMF15; Unit is unfurnished
• Financial info: Total monthly fees: $398; Total annual fees: $4,776
• HOA & community: Has HOA (monthly condo fee: $398); Condo fees are monthly; Association fee includes pool, grounds maintenance, recreational facilities; Association fee requirement: Optional; Senior community; No pets allowed

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Condominium; Residential property; 3 total stories in building; Unit located on 2nd floor; Unit faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.02-acre lot
• Exterior features: Fire pit; Outdoor grill; Private mailbox; Sidewalk; Storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closet(s); Building has elevator
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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 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); 707 active listings in the ZIP; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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: property tax is 2.8% of price; HOA is 27% of rent.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.09% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 4.0

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: -4.0%
• Equity multiple: 0.86×
• Total profit: $-2,753
• Equity at exit: $10,422

10-year hold

• IRR: -1.5%
• Equity multiple: 0.92×
• Total profit: $-1,501
• Equity at exit: $6,044

Cash invested: $19,572 (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: 707
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$367
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$29
• HOA: −$398
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $197

Break-even live

Break-even rent $1,209

Max offer price $69,900

Occupancy floor 82%

Sensitivity live

Price	-10% $236	-5% $217	+0% $197	+5% $177	+10% $157
Rent	-10% $82	-5% $139	+0% $197	+5% $254	+10% $312
Rate	-1.0pp $232	-0.5pp $215	base $197	+0.5pp $179	+1.0pp $160

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.00mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.10mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.18mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.19mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.19mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.22mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.23mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.31mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.33mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.33mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.41mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.42mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.47mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.47mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.52mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	0.55mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	0.65mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	22d	1	0.67mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	0.70mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	0.71mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.77mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.81mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.94mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	0.99mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	1.19mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $69,900 Active 27 DOM
2. 2026-06-17
   days on market $69,900 Active 26 DOM
3. 2026-06-16
   days on market $69,900 Active 25 DOM
4. 2026-06-15
   days on market $69,900 Active 24 DOM
5. 2026-06-14
   days on market $69,900 Active 22 DOM
6. 2026-06-13
   days on market $69,900 Active 21 DOM
7. 2026-06-10
   days on market $69,900 Active 19 DOM
8. 2026-06-09
   days on market $69,900 Active 18 DOM
9. 2026-06-08
   days on market $69,900 Active 17 DOM
10. 2026-06-07
    days on market $69,900 Active 16 DOM
11. 2026-06-05
    days on market $69,900 Active 13 DOM
12. 2026-06-03
    days on market $69,900 Active 12 DOM
13. 2026-06-02
    days on market $69,900 Active 11 DOM
14. 2026-06-01
    days on market $69,900 Active 10 DOM
15. 2026-05-31
    days on market $69,900 Active 9 DOM
16. 2026-05-30
    days on market $69,900 Active 8 DOM
17. 2026-05-22
    listed $69,900 Active
18. 2026-04-17
    historical
19. 2026-04-08
    price $67,500
20. 2026-03-30
    price $72,500
21. 2026-03-03
    price $75,900
22. 2026-02-23
    status Active
23. 2026-02-23
    historical
24. 2026-02-19
    listed $79,900 Active
25. 2026-02-17
    historical
26. 2026-01-01
    price $79,900
27. 2025-10-19
    status Active
28. 2025-10-19
    price $94,000
29. 2025-10-17
    historical
30. 2025-09-23
    price $95,000
31. 2025-07-10
    price $99,000
32. 2025-07-10
    status Active
33. 2025-07-07
    historical
34. 2025-06-16
    price $104,000
35. 2025-05-09
    price $108,500
36. 2025-04-19
    price $109,900
37. 2025-01-15
    status Active
38. 2025-01-07
    historical
39. 2024-11-19
    price $114,900
40. 2024-10-23
    listed $117,900 Active
41. 2024-07-29
    soldstatus $90,000
42. 2024-07-25
    soldstatus $90,000 Closed
43. 2024-05-23
    status Pending
44. 2024-05-02
    price $99,900
45. 2024-05-02
    status Active
46. 2024-04-09
    status Pending
47. 2024-03-21
    price $114,900
48. 2024-03-05
    price $124,900
49. 2024-02-22
    listed $127,900 Active
50. 2019-05-08
    soldstatus $68,500

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,492
• − Mortgage interest: −$3,915
• − Property taxes: −$1,933
• − Insurance: −$350
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$4,776
• − Depreciation: −$2,033
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $1,957/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

+37.1% since first listed

54 events — show timeline

• 2026-05-22 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $67,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $72,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $75,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-19 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $108,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-19 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-23 Listed $117,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-29 Sold (Public Records) $90,000 Public Records
• 2024-07-25 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-21 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2024-02-22 Listed $127,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-08 Sold (Public Records) $68,500 Public Records
• 2019-05-06 Sold (MLS) $68,500 Stellar MLS as Distributed by MLS Grid
• 2019-03-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-03-13 Price Changed $67,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-01 Listed $68,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-14 Sold (Public Records) $48,000 Public Records
• 2016-10-14 Sold (MLS) $48,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-30 Listed $52,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-02 Sold (Public Records) $41,900 Public Records
• 2015-01-29 Sold (MLS) $41,900 Stellar MLS as Distributed by MLS Grid
• 2015-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-12-28 Listed $42,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-01 Sold (Public Records) $35,000 Public Records
• 2012-02-28 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2011-07-12 Listed $37,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-14 Listed $117,500 Stellar MLS as Distributed by MLS Grid
• 2005-04-28 Sold (Public Records) $105,000 Public Records
• 2002-01-11 Sold (Public Records) $60,000 Public Records
• 1988-04-01 Sold (Public Records) $51,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,933 · -17.1% YoY. Source: county tax records.