21098 Gephart Ave · Port Charlotte, FL 33952

$119,900

2 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 9 Days on market

Built 1960 10,009 sqft lot Est $233k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 MLS

Solid home ready for your finishing touches. Sold as-is with right to inspect.

Key facts

• Pantry in kitchen
• Front porch
• Newer water heater

Tags

• CORNER LOT
• NEWER WATER HEATER
• HURRICANE IMPACT WINDOWS
• PANTRY IN KITCHEN
• FRONT PORCH
• SIDE PORCH

Property features AI

Finance

• Other: Unfurnished; No lease restrictions; Directions: From Elkcam Blvd turn left onto Gephart Ave; home on left
• HOA & community: No association; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; Residential property; Two levels; Faces west; Zoned RSF3.5
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Built on a 0.23-acre lot
• Exterior features: Front porch (screened); Exterior lighting; Private mailbox; Mature landscaping; Asphalt road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Thermostat
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.8% 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 (-1.4%/yr); 707 active listings in the ZIP; 40 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 32% 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 $829 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $65k; list at $120k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $119,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $233,070
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1581 Faraday St	0.53mi	2/2.0	1,349 (-2%)	5mo	$229,000	$170	69
21227 Gladis Ave	0.22mi	2/1.0	1,241 (-10%)	2mo	$205,000	$165	68
1521 Fireside St	0.63mi	2/2.0	1,348 (-2%)	12mo	$255,000	$189	58
21028 Churon Ave	0.36mi	3/2.0 (+1)	1,570 (+14%)	1mo	$220,000	$140	54
1660 Eagle St	0.49mi	2/2.0	1,176 (-14%)	1mo	$199,999	$170	52
1474 Yorkshire St	0.53mi	2/2.0	1,432 (+4%)	22mo	$239,000	$167	50
2163 Easy St	0.74mi	2/2.0	1,200 (-12%)	12mo	$205,000	$171	34

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $100
• Equity at exit: $17,877

10-year hold

• IRR: 6.1%
• Equity multiple: 1.39×
• Total profit: $13,170
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$629
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $380

Break-even live

Break-even rent $1,142

Max offer price $119,900

Occupancy floor 72%

Sensitivity live

Price	-10% $448	-5% $414	+0% $380	+5% $346	+10% $312
Rent	-10% $252	-5% $316	+0% $380	+5% $444	+10% $508
Rate	-1.0pp $441	-0.5pp $411	base $380	+0.5pp $349	+1.0pp $318

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.13mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.16mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	21d	1	0.26mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	21d	1	0.35mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	14d	1	0.37mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	0.43mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.44mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.45mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.47mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.50mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	0.51mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.54mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	0.64mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	14d	1	0.64mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	21d	1	0.68mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.76mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.82mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	21d	1	0.86mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	14d	1	0.88mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	14d	1	0.90mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	0.92mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.95mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	21d	1	0.96mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.97mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	1.00mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	21d	1	1.00mi
650 Hartford Dr NW Port Charlotte, FL	2.0	2.0	1200	$1,600	$1.33	21d	1	1.08mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	21d	1	1.08mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	1.09mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	1.09mi
401 Skylark Ln NW Port Charlotte, FL	3.0	2.0	1167	$1,650	$1.41	21d	1	1.12mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.19mi
2000 Forrest Nelson Blvd Unit B6 Port Charlotte, FL	2.0	2.5	1218	$1,400	$1.15	21d	1	1.20mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	1.29mi
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	21d	1	1.29mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	1.30mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	1.31mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	14d	1	1.33mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	21d	1	1.34mi
125 Cambridge Dr NW Unit NA Port Charlotte, FL	2.0	1.0	1200	$1,750	$1.46	21d	1	1.35mi

Listing history 8 events

1. 2026-06-18
   days on market $119,900 Active 9 DOM
2. 2026-06-17
   days on market $119,900 Active 8 DOM
3. 2026-06-16
   days on market $119,900 Active 7 DOM
4. 2026-06-15
   days on market $119,900 Active 6 DOM
5. 2026-06-14
   days on market $119,900 Active 4 DOM
6. 2026-06-13
   days on market $119,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $119,900 Active 1 DOM

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 8/10 Severe FEMA zone X (shaded) · 96% 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: $19,477
• − Mortgage interest: −$6,716
• − Property taxes: −$1,882
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,488
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,872/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

+203.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2011-08-08 Sold (Public Records) $65,000 Public Records
• 2011-05-24 Sold (MLS) $26,500 Stellar MLS as Distributed by MLS Grid
• 2011-05-13 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 1994-07-12 Sold (Public Records) $42,000 Public Records
• 1991-03-01 Sold (Public Records) $39,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,882 · +1.1% YoY. Source: county tax records.