23437 Steeple Ave · Port Charlotte, FL 33980

$294,990

4 bd · 2.0 ba · 1,426 sqft · Land · 26 Days on market

Built 2026 10,000 sqft lot

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Why this score? — see what drove the D- 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. NEW BUILD - Anticipated completion date is AUGUST 2026. SPECIAL INCENTIVES: 4.99% Interest Rate on a FHA/VA 30-Year Fixed Loan with up to $10,000 Closing Cost Credit. .. OR. .. UP TO $20,000 towards CLOSING COST / PREPAIDS shall not exceed 6% of purchase price when using a preferred lender. The 1,426 -square-foot (air-conditioned) Windsor plan boasts a well-designed open floor plan that includes four bedrooms, two bathrooms, and a two-car garage. The kitchen boasts upgraded 30” contemporary shaker-style cabinets, a spacious kitchen island with upgraded quartz countertops, Whirlpool dishwasher, microwave, and range, refrigerator, washer & dryer. The Kitchen ov

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Under construction; Living area reported by builder; Builder license CBC1262095
• HOA & community: No association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family residence; New construction (projected completion September 2026); One level; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Builder: Coaston Homes LLC (model: Windsor)
• Exterior features: Paved road access; Lot dimensions approximately 80 x 125; Lot about 0.23 acres

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Solid surface counters; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry closet; Washer and dryer included (appliances listed: dryer)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $295k.

Deal economics

• At list price, monthly cash flow is $-25 ($-294/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (13.6% below list).
• Recommended offer: $255k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,549/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 26 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $295k implies a 1744% 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 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,946 (13.6% 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. 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. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.6

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-56,797
• Equity at exit: $43,984

10-year hold

• IRR: -21.9%
• Equity multiple: 0.03×
• Total profit: $-80,188
• Equity at exit: $25,505

Cash invested: $82,597 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-25

Break-even live

Break-even rent $2,581

Max offer price $291,440

Occupancy floor 96%

Sensitivity live

Price	-10% $179	-5% $77	+0% $-25	+5% $-126	+10% $-228
Rent	-10% $-226	-5% $-125	+0% $-25	+5% $76	+10% $177
Rate	-1.0pp $124	-0.5pp $50	base $-25	+0.5pp $-101	+1.0pp $-179

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: $73,748
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	22d	1	0.29mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	15d	1	0.91mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,242	$1.05	15d	4	0.99mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	1.06mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.28mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	15d	276	1.32mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	1.32mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	1.37mi

Listing history 20 events

1. 2026-06-22
   days on market $294,990 Active 26 DOM
2. 2026-06-18
   days on market $294,990 Active 23 DOM
3. 2026-06-17
   days on market $294,990 Active 22 DOM
4. 2026-06-16
   days on market $294,990 Active 21 DOM
5. 2026-06-15
   days on market $294,990 Active 20 DOM
6. 2026-06-14
   days on market $294,990 Active 18 DOM
7. 2026-06-13
   days on market $294,990 Active 17 DOM
8. 2026-06-10
   days on market $294,990 Active 15 DOM
9. 2026-06-09
   days on market $294,990 Active 14 DOM
10. 2026-06-08
    days on market $294,990 Active 13 DOM
11. 2026-06-07
    days on market $294,990 Active 12 DOM
12. 2026-06-05
    days on market $294,990 Active 9 DOM
13. 2026-06-03
    days on market $294,990 Active 8 DOM
14. 2026-06-02
    days on market $294,990 Active 7 DOM
15. 2026-06-01
    days on market $294,990 Active 6 DOM
16. 2026-05-31
    days on market $294,990 Active 5 DOM
17. 2026-05-30
    days on market $294,990 Active 4 DOM
18. 2026-05-26
    listed $294,990 Active
19. 2026-02-12
    soldstatus $16,000
20. 2005-06-15
    soldstatus $20,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 22 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: $30,594
• − Mortgage interest: −$16,524
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$8,582
• Taxable loss: −$5,307
• Est. tax savings @ 24.0%: +$1,274
• After-tax cash flow: $979/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): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

+1375.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Sold (Public Records) $16,000 Public Records
• 2005-06-15 Sold (Public Records) $20,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $488 · -0.6% YoY. Source: county tax records.