3311 Ash St · Charlotte Park, FL 33950

$120,000

2 bd · 1.0 ba · 1,283 sqft · SingleFamily public records · 49 Days on market

Built 1979 10,800 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

Key facts

• Landscaped backyard
• Modern appliances
• Spacious layout

Tags

• SPACIOUS LAYOUT
• MODERN APPLIANCES
• LANDSCAPED BACKYARD
• PROXIMITY TO LOCAL PARKS
• PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Property condition: Fixer; Zoning: RSF3.5; Lot size approximately 0.25 acre (1/4 to less than 1/2); Living area reported as 1,283 sq ft; total building area reported as 1,587 sq ft
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No association approval required; No association secondary

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single Family Residence; Residential property; One level; East-facing
• Construction: Stucco construction; Metal roof; Built on slab foundation
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features; Microwave
• Laundry & utility: Laundry: Other; Slab foundation (utility access on slab)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 4.3% in Charlotte Park — 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 66/100 on livability (#624 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents soft (-0.1%/yr); 999 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 37% of the median local income ($76k/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 $830 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $120k implies a 216% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.98% ✓
• Cap rate: 17.44%
• Cash-on-cash: 39.81%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $278,411
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Palm Dr	0.34mi	2/2.0	1,388 (+8%)	1mo	$275,000	$198	65
3301 Areca St	0.08mi	2/1.0	1,133 (-12%)	18mo	$85,000	$75	61
3510 Amanda St	0.15mi	2/2.0	1,412 (+10%)	15mo	$225,000	$159	59
3804 Barnegat Dr	0.42mi	2/2.0	1,322 (+3%)	16mo	$375,000	$284	58
302 Singapore Rd	0.54mi	2/2.0	1,414 (+10%)	4mo	$335,000	$237	51
523 Oliphant Ln	0.46mi	2/2.0	1,173 (-9%)	13mo	$159,000	$136	49
850 Marlin Dr	0.74mi	2/1.0	1,192 (-7%)	8mo	$137,000	$115	47
3102 Buttonwood Pl	0.70mi	2/2.0	1,318 (+3%)	16mo	$399,000	$303	46
3021 Palm Dr	0.35mi	3/2.0 (+1)	1,446 (+13%)	9mo	$314,000	$217	46
19 Amsterdam Ave	0.43mi	3/2.0 (+1)	1,152 (-10%)	18mo	$30,000	$26	39
2610 Camellia Ter	0.66mi	3/2.0 (+1)	1,134 (-12%)	6mo	$255,000	$225	36
4326 Palm Dr	0.71mi	3/2.0 (+1)	1,430 (+12%)	13mo	$325,000	$227	28

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: 13.8%
• Equity multiple: 1.53×
• Total profit: $17,693
• Equity at exit: $17,892

10-year hold

• IRR: 19.6%
• Equity multiple: 2.37×
• Total profit: $46,016
• Equity at exit: $10,375

Cash invested: $33,600 (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 33950

• Home prices YoY: -29.9%
• Rents YoY: -0.1%
• Active inventory: 999
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$629
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $688

Break-even live

Break-even rent $1,502

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3320 Palm Dr Punta Gorda, FL	3.0	2.0	1703	$2,400	$1.41	21d	1	0.26mi
2926 Vasco St Unit 112 Punta Gorda, FL	3.0	2.0	1329	$2,250	$1.69	21d	1	0.34mi
2 Emden Cir Unit 1 Punta Gorda, FL	2.0	2.0	1800	$3,500	$1.94	21d	1	0.34mi
2921 Vasco St Unit B Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.38mi
3025 Magnolia Way Punta Gorda, FL	2.0	2.0	1068	$2,500	$2.34	21d	1	0.47mi
4020 Palm Dr Punta Gorda, FL	2.0	2.0	1228	$2,300	$1.87	21d	1	0.50mi
16 Freeman Ave Unit Reservation spot 2 Punta Gorda, FL	2.0	2.0	1375	$3,500	$2.55	21d	1	0.50mi
323 Dolphin Pkwy Punta Gorda, FL	2.0	2.0	1272	$2,100	$1.65	21d	1	0.60mi
67 Windmill Blvd Unit 212O Punta Gorda, FL	2.0	2.0	1620	$1,895	$1.17	21d	1	0.66mi
3004 Banyan Way Punta Gorda, FL	3.0	2.0	1522	$3,390	$2.23	21d	1	0.77mi
625 Pompano Ter Punta Gorda, FL	2.0	2.0	1220	$1,850	$1.52	21d	1	0.81mi
255 W End Dr Punta Gorda, FL	2.0–3.0	2.0	1559	$2,800	$1.80	21d	3	0.81mi
3500 Mondovi Ct #811 Punta Gorda, FL	3.0	2.0	1596	$3,200	$2.01	21d	1	0.83mi
240 W End Dr #611 Punta Gorda, FL	2.0	2.0	1306	$1,675	$1.28	21d	1	0.95mi
1358 Rock Dove Ct Apt 7 Punta Gorda, FL	2.0	2.0	1012	$1,650	$1.63	13d	1	0.98mi
2845 Magdalina Dr Unit 2 Punta Gorda, FL	2.0	1.0	895	$1,200	$1.34	21d	1	1.00mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	21d	1	1.00mi
1340 Rock Dove Ct #144 Punta Gorda, FL	3.0	2.0	1813	$1,850	$1.02	13d	1	1.00mi
920 Conecta Dr Punta Gorda, FL	2.0	2.5	1137	$1,500	$1.32	13d	1	1.08mi
1204 Spanish Cay Ln Unit A Punta Gorda, FL	2.0	2.0	1176	$1,495	$1.27	21d	1	1.09mi
3251 White Ibis Ct Unit A1 Punta Gorda, FL	2.0	2.0	1025	$1,500	$1.46	21d	1	1.11mi
3701 Albacete Cir #98 Punta Gorda, FL	2.0	2.0	1451	$3,250	$2.24	21d	1	1.13mi
301 W Henry St Punta Gorda, FL	1.0–2.0	1.0–2.0	830	$2,400	$2.89	21d	1	1.17mi
3233 Wood Thrush Dr Unit 24A Punta Gorda, FL	2.0	2.0	1024	$2,100	$2.05	13d	1	1.20mi
1431 Aqui Esta Dr #411 Punta Gorda, FL	3.0	2.0	1556	$2,000	$1.29	21d	1	1.21mi
601 Shreve St Punta Gorda, FL	2.0	2.0	1396	$3,500	$2.51	21d	3	1.23mi
340 E Ann St Punta Gorda, FL	1.0–2.0	1.0–2.0	1050	$1,700	$1.62	21d	1	1.27mi
1461 Aqui Esta Dr Unit B4 Punta Gorda, FL	2.0	2.0	1049	$1,800	$1.72	13d	1	1.29mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	21d	1	1.30mi
3228 Purple Martin Dr #125 Punta Gorda, FL	3.0	2.0	1501	$4,000	$2.66	13d	1	1.30mi
317 E McKenzie St Punta Gorda, FL	2.0	2.0	1160	$1,675	$1.44	13d	1	1.30mi
3334 Purple Martin Dr #211 Punta Gorda, FL	2.0	2.0	1851	$4,500	$2.43	21d	1	1.31mi
3322 Purple Martin Dr #132 Punta Gorda, FL	2.0	2.0	1381	$1,650	$1.19	21d	1	1.32mi
3322 Purple Martin Dr Unit Reservation Spot 1 Punta Gorda, FL	2.0	2.0	1400	$3,800	$2.71	21d	1	1.32mi
1001 Mineo Dr Punta Gorda, FL	3.0	2.0	1850	$4,500	$2.43	21d	1	1.33mi
1306 McGregor St Punta Gorda, FL	2.0	2.0	900	$3,000	$3.33	21d	1	1.37mi
3800 Tripoli Blvd #35 Punta Gorda, FL	2.0	2.0	1451	$4,200	$2.89	21d	1	1.39mi
3845 Albacete Cir #50 Punta Gorda, FL	2.0	2.0	1451	$2,200	$1.52	21d	1	1.45mi

Listing history 13 events

1. 2026-05-11
   status Pending 275-char remark

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

2. 2026-05-11
   status Pending

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

3. 2026-04-27
   price $120,000 275-char remark

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

4. 2026-04-27
   price $120,000

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

5. 2026-04-25
   price $125,000 275-char remark

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

6. 2026-04-24
   price $125,000
7. 2026-04-14
   price $135,000 275-char remark

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

8. 2026-04-14
   price $135,000

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

9. 2026-04-07
   price $135,999 275-char remark

   Show marketing remark (275 chars)

   3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

10. 2026-04-07
    price $135,999

    Show marketing remark (275 chars)

    3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

11. 2026-03-30
    listed $139,999 Active 275-char remark

    Show marketing remark (275 chars)

    3-bedroom, 2-bath home in Punta Gorda with great potential! This property is in need of repairs and updates. Priced to sell quickly—don’t miss your chance to add value and build equity. Convenient location with easy access to shopping, dining, and major roadways.

12. 2026-03-23
    listed $139,999 Active
13. 1987-04-01
    soldstatus $38,000

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$31/yr (+$3/mo · 3.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $28,474
• − Mortgage interest: −$6,722
• − Property taxes: −$965
• − Insurance: −$5,718
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$3,491
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $6,574/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 — Charlotte Park

• Score: 66/100
• State rank: #624
• US rank: #12150

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Park, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 24,955
• Household income: $76,369
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 608.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -111.73%
• Current HPI: 261.6573
• Rent YoY: ▼ -0.06%
• 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

+215.8% since first listed

13 events — show timeline

• 2026-05-11 Pending — NAPLESMLS
• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $120,000 NAPLESMLS
• 2026-04-27 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $125,000 NAPLESMLS
• 2026-04-24 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $135,000 NAPLESMLS
• 2026-04-14 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $135,999 NAPLESMLS
• 2026-04-07 Price Changed $135,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $139,999 NAPLESMLS
• 2026-03-23 Listed $139,999 Stellar MLS as Distributed by MLS Grid
• 1987-04-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $965 · -60.2% YoY. Source: county tax records.