22115 Midway Blvd · Port Charlotte, FL 33952

$130,000

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 4 Days on market

Built 1961 7,500 sqft lot Est $186k · 30% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• 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

This adorable 2 bedroom 1.5 bath 1 car port home is located right in the middle of town! It has lots of natural lighting and hard flooring through the whole house! The kitchen has a large pantry. The laundry hookup is inside the home. The full bath has a walk in shower. This house is perfect for a first time home buyer, or snow bird, or someone looking to downsize. At this price it will not last long, so see it today!

Key facts

• Covered carport
• Large pantry
• Walk-in shower

Tags

• LARGE PANTRY
• INSIDE LAUNDRY HOOKUP
• WALK-IN SHOWER
• ENCLOSED SIDE LANAI
• COVERED CARPORT

Property features AI

Finance

• Other: Living area approximately 897 square feet; Total rooms: 5; Property zoned RSF3.5; Furnished: Negotiable; Direction to property: 41 South to Midway, turn left; home is on the right

Exterior

• Parking: Carport; 3 carport spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected
• Home design: Single family residence; Residential property; Fixer condition; Faces north; One story / One level; Homestead exempt
• Construction: Block and stucco construction; Other roof type; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Enclosed patio; Side porch; Exterior lighting; Asphalt road access; Lot dimensions 75 x 100

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Thermostat; Blinds
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.4% 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: Neil Armstrong Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 780 students, 63% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $899 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

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 $130,000

Questions for the listing agent

1. Built in 1961 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $185,679
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22243 Lasalle Rd	0.24mi	2/1.0	880 (-2%)	1mo	$152,267	$173	85
22163 Lasalle Rd	0.11mi	2/1.0	938 (+5%)	7mo	$124,000	$132	82
22131 Belinda Ave	0.35mi	2/1.0	901 (+0%)	9mo	$125,000	$139	75
22326 Cadet Ln	0.59mi	2/2.0	890 (-1%)	1mo	$197,000	$221	67
2401 Starlite Ln	0.46mi	2/1.0	840 (-6%)	10mo	$182,000	$217	60
21914 Cellini Ave	0.46mi	3/1.0 (+1)	952 (+6%)	5mo	$197,500	$207	59
2271 Hariet St	0.31mi	2/1.0	988 (+10%)	14mo	$225,000	$228	56
22209 Beverly Ave	0.39mi	2/1.0	823 (-8%)	15mo	$160,000	$194	56
21475 Gibralter Dr	0.44mi	2/1.0	1,017 (+13%)	10mo	$93,000	$91	49
21379 Gladis Ave	0.54mi	2/1.0	812 (-10%)	15mo	$199,000	$245	47
21403 Glendale Ave	0.48mi	3/1.0 (+1)	1,009 (+12%)	11mo	$252,500	$250	43
21476 Augusta Ave	0.70mi	2/1.0	768 (-14%)	10mo	$152,000	$198	35

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,777
• Equity at exit: $19,383

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $7,937
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $339

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	0.09mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.18mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.30mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.45mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	0.54mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.73mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.91mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.93mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.93mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	0.97mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.98mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.99mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	13d	1	1.00mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	1.01mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.08mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	1.10mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.11mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	1.14mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.16mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	1.17mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	13d	2	1.20mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	1.20mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.36mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	21d	1	1.45mi

Listing history 5 events

1. 2026-06-16
   status $130,000 Pending 4 DOM
2. 2026-06-16
   days on market $130,000 Active 4 DOM
3. 2026-06-15
   days on market $130,000 Active 3 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $130,000 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: $837 · $70/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$242/yr (+$20/mo · 28.9%)

ⓘ 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) · 57% 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: $17,382
• − Mortgage interest: −$7,282
• − Property taxes: −$837
• − Insurance: −$650
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,782
• Taxable income: $2,050
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,572/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

+271.4% since first listed

15 events — show timeline

• 2026-06-12 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-16 Sold (Public Records) $45,000 Public Records
• 2018-08-13 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-06-26 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-05-09 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-26 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-23 Listed $58,900 Stellar MLS as Distributed by MLS Grid
• 2006-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-16 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-14 Sold (Public Records) $106,000 Public Records
• 1994-07-27 Sold (Public Records) $35,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $837 · +2.4% YoY. Source: county tax records.