23368 Mayville Ave · Port Charlotte, FL 33980

$359,970

4 bd · 2.5 ba · 1,840 sqft · Land · 170 Days on market

Built 2025 10,000 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to an exceptional opportunity to acquire a vacant lot in the desirable city of Port Charlotte, Florida. This vacant lot presents an exciting prospect for those seeking to build their dream home or pursue an investment venture. Situated in a vibrant and thriving community, this property promises a lifestyle filled with abundant sunshine, natural beauty, and coastal charm. Nestled in the heart of Port Charlotte, this lot benefits from its prime location, offering easy access to an array of amenities and attractions. Discover the nearby pristine Gulf beaches, where you can bask in the sun, partake in water activities, or simply relish the tranquility of the ocean. Embark on nautical adventures from the conveniently located marinas, allowing you to explore the region's captivating waterways and nearby islands. Fishing enthusiasts will delight in the world-class fishing opportunities, while golf aficionados can indulge in a variety of renowned golf courses. Port Charlotte is known for its thriving shopping and dining scene, featuring a diverse range of retail centers, boutiques, and restaurants. Immerse yourself in the vibrant downtown area, boasting charming shops, art galleries, and entertainment venues. The city hosts numerous cultural events, festivals, and community gatherings throughout the year, ensuring there's always something exciting happening. Beyond the city's amenities, this vacant lot offers proximity to breathtaking nature parks and preserves. Lose yourself in the beauty of Charlotte Harbor Preserve State Park, where scenic trails, wildlife sightings, and peaceful waterways await exploration. Myakka River State Park is another nearby gem, enchanting visitors with its stunning landscapes, diverse flora, and fauna. Nature enthusiasts will find endless opportunities to connect with the outdoors just moments away from this property. Port Charlotte also boasts excellent educational institutions, reliable medical facilities, and convenient transportation options. The city's welcoming community and strong sense of belonging make it an ideal place to establish roots and create lasting memories. Do not miss out on this exceptional opportunity to craft your dream home or invest in a prime location. Whether you envision a tranquil retreat or a vibrant coastal paradise, this vacant lot in Port Charlotte, Florida, presents a blank canvas to bring your vision to life. Seize this chance to secure a slice of paradise and embrace the captivating lifestyle that awaits you. Schedule a showing today and begin envisioning the endless possibilities offered by this remarkable property!

Key facts

• New construction
• Walk-in closet
• Stainless appliances

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LIVING AREA
• CHEF'S KITCHEN
• STAINLESS APPLIANCES
• WALK-IN CLOSET
• ENERGY-EFFICIENT SYSTEMS

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No association (HOA) indicated

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Well water; Septic tank; Electricity available; Water available
• Home design: Single family residence; One story; Southwest facing; Completed/new construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by 4U Custom Homes Corp (Copacabana G2 - 1840 model)
• Exterior features: Lighting; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating with thermostat; Central air; Walk-in closet(s); Sliding doors; Interior lighting
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (31.3% below list).
• Recommended offer: $221k (38.6% below list) — sets the bar for cash-flow.

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; 12 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 $2,474/mo this rent would consume 47% 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 $11k 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 170 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $15k; list at $360k implies a 2300% 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 $221,123 (38.6% 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. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 12.1

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: -41.3%
• Equity multiple: -0.25×
• Total profit: $-126,396
• Equity at exit: $53,673

10-year hold

• IRR: -95.8%
• Equity multiple: -1.14×
• Total profit: $-215,563
• Equity at exit: $31,124

Cash invested: $100,792 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-960

Break-even live

Break-even rent $3,689

Max offer price $221,123

Occupancy floor —

Sensitivity live

Price	-10% $-711	-5% $-835	+0% $-960	+5% $-1,084	+10% $-1,208
Rent	-10% $-1,155	-5% $-1,057	+0% $-960	+5% $-862	+10% $-764
Rate	-1.0pp $-778	-0.5pp $-868	base $-960	+0.5pp $-1,053	+1.0pp $-1,148

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: $89,992
• Closing costs: $10,799
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.05mi
23444 Steeple Ave Punta Gorda, FL	4.0	2.0	1941	$2,250	$1.16	22d	1	0.27mi
2827 Suncoast Lakes Blvd Punta Gorda, FL	4.0	3.0	2455	$2,700	$1.10	22d	1	0.63mi
3177 Clifford St Punta Gorda, FL	3.0	2.0	1935	$2,400	$1.24	22d	1	0.68mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	15d	1	0.69mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,242	$1.05	15d	4	0.84mi
3215 Brooklyn Ave Port Charlotte, FL	3.0	2.0	1998	$2,390	$1.20	22d	1	1.05mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	1.15mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	1.28mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	22d	1	1.35mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.43mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	15d	1	1.45mi

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-04-22
   price $359,970
3. 2025-11-15
   listed $375,000 Active
4. 2024-04-17
   soldstatus $15,000 Closed 2628-char remark

   Show marketing remark (2628 chars)

   Welcome to an exceptional opportunity to acquire a vacant lot in the desirable city of Port Charlotte, Florida. This vacant lot presents an exciting prospect for those seeking to build their dream home or pursue an investment venture. Situated in a vibrant and thriving community, this property promises a lifestyle filled with abundant sunshine, natural beauty, and coastal charm. Nestled in the heart of Port Charlotte, this lot benefits from its prime location, offering easy access to an array of amenities and attractions. Discover the nearby pristine Gulf beaches, where you can bask in the sun, partake in water activities, or simply relish the tranquility of the ocean. Embark on nautical adventures from the conveniently located marinas, allowing you to explore the region's captivating waterways and nearby islands. Fishing enthusiasts will delight in the world-class fishing opportunities, while golf aficionados can indulge in a variety of renowned golf courses. Port Charlotte is known for its thriving shopping and dining scene, featuring a diverse range of retail centers, boutiques, and restaurants. Immerse yourself in the vibrant downtown area, boasting charming shops, art galleries, and entertainment venues. The city hosts numerous cultural events, festivals, and community gatherings throughout the year, ensuring there's always something exciting happening. Beyond the city's amenities, this vacant lot offers proximity to breathtaking nature parks and preserves. Lose yourself in the beauty of Charlotte Harbor Preserve State Park, where scenic trails, wildlife sightings, and peaceful waterways await exploration. Myakka River State Park is another nearby gem, enchanting visitors with its stunning landscapes, diverse flora, and fauna. Nature enthusiasts will find endless opportunities to connect with the outdoors just moments away from this property. Port Charlotte also boasts excellent educational institutions, reliable medical facilities, and convenient transportation options. The city's welcoming community and strong sense of belonging make it an ideal place to establish roots and create lasting memories. Do not miss out on this exceptional opportunity to craft your dream home or invest in a prime location. Whether you envision a tranquil retreat or a vibrant coastal paradise, this vacant lot in Port Charlotte, Florida, presents a blank canvas to bring your vision to life. Seize this chance to secure a slice of paradise and embrace the captivating lifestyle that awaits you. Schedule a showing today and begin envisioning the endless possibilities offered by this remarkable property!

5. 2024-03-29
   soldstatus $15,000
6. 2024-02-06
   status Pending 2628-char remark

   Show marketing remark (2628 chars)

   Welcome to an exceptional opportunity to acquire a vacant lot in the desirable city of Port Charlotte, Florida. This vacant lot presents an exciting prospect for those seeking to build their dream home or pursue an investment venture. Situated in a vibrant and thriving community, this property promises a lifestyle filled with abundant sunshine, natural beauty, and coastal charm. Nestled in the heart of Port Charlotte, this lot benefits from its prime location, offering easy access to an array of amenities and attractions. Discover the nearby pristine Gulf beaches, where you can bask in the sun, partake in water activities, or simply relish the tranquility of the ocean. Embark on nautical adventures from the conveniently located marinas, allowing you to explore the region's captivating waterways and nearby islands. Fishing enthusiasts will delight in the world-class fishing opportunities, while golf aficionados can indulge in a variety of renowned golf courses. Port Charlotte is known for its thriving shopping and dining scene, featuring a diverse range of retail centers, boutiques, and restaurants. Immerse yourself in the vibrant downtown area, boasting charming shops, art galleries, and entertainment venues. The city hosts numerous cultural events, festivals, and community gatherings throughout the year, ensuring there's always something exciting happening. Beyond the city's amenities, this vacant lot offers proximity to breathtaking nature parks and preserves. Lose yourself in the beauty of Charlotte Harbor Preserve State Park, where scenic trails, wildlife sightings, and peaceful waterways await exploration. Myakka River State Park is another nearby gem, enchanting visitors with its stunning landscapes, diverse flora, and fauna. Nature enthusiasts will find endless opportunities to connect with the outdoors just moments away from this property. Port Charlotte also boasts excellent educational institutions, reliable medical facilities, and convenient transportation options. The city's welcoming community and strong sense of belonging make it an ideal place to establish roots and create lasting memories. Do not miss out on this exceptional opportunity to craft your dream home or invest in a prime location. Whether you envision a tranquil retreat or a vibrant coastal paradise, this vacant lot in Port Charlotte, Florida, presents a blank canvas to bring your vision to life. Seize this chance to secure a slice of paradise and embrace the captivating lifestyle that awaits you. Schedule a showing today and begin envisioning the endless possibilities offered by this remarkable property!

7. 2023-11-02
   listed $22,500 Active 2628-char remark

   Show marketing remark (2628 chars)

   Welcome to an exceptional opportunity to acquire a vacant lot in the desirable city of Port Charlotte, Florida. This vacant lot presents an exciting prospect for those seeking to build their dream home or pursue an investment venture. Situated in a vibrant and thriving community, this property promises a lifestyle filled with abundant sunshine, natural beauty, and coastal charm. Nestled in the heart of Port Charlotte, this lot benefits from its prime location, offering easy access to an array of amenities and attractions. Discover the nearby pristine Gulf beaches, where you can bask in the sun, partake in water activities, or simply relish the tranquility of the ocean. Embark on nautical adventures from the conveniently located marinas, allowing you to explore the region's captivating waterways and nearby islands. Fishing enthusiasts will delight in the world-class fishing opportunities, while golf aficionados can indulge in a variety of renowned golf courses. Port Charlotte is known for its thriving shopping and dining scene, featuring a diverse range of retail centers, boutiques, and restaurants. Immerse yourself in the vibrant downtown area, boasting charming shops, art galleries, and entertainment venues. The city hosts numerous cultural events, festivals, and community gatherings throughout the year, ensuring there's always something exciting happening. Beyond the city's amenities, this vacant lot offers proximity to breathtaking nature parks and preserves. Lose yourself in the beauty of Charlotte Harbor Preserve State Park, where scenic trails, wildlife sightings, and peaceful waterways await exploration. Myakka River State Park is another nearby gem, enchanting visitors with its stunning landscapes, diverse flora, and fauna. Nature enthusiasts will find endless opportunities to connect with the outdoors just moments away from this property. Port Charlotte also boasts excellent educational institutions, reliable medical facilities, and convenient transportation options. The city's welcoming community and strong sense of belonging make it an ideal place to establish roots and create lasting memories. Do not miss out on this exceptional opportunity to craft your dream home or invest in a prime location. Whether you envision a tranquil retreat or a vibrant coastal paradise, this vacant lot in Port Charlotte, Florida, presents a blank canvas to bring your vision to life. Seize this chance to secure a slice of paradise and embrace the captivating lifestyle that awaits you. Schedule a showing today and begin envisioning the endless possibilities offered by this remarkable property!

8. 2023-07-07
   historical
9. 2022-08-02
   listed $22,500 Active

ⓘ 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 AE · 58% 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: $29,691
• − Mortgage interest: −$20,164
• − Property taxes: −$5,400
• − Insurance: −$6,918
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$10,472
• Taxable loss: −$18,013
• Est. tax savings @ 24.0%: +$4,323
• After-tax cash flow: $-7,191/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

+1499.9% since first listed

9 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $359,970 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-17 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Sold (Public Records) $15,000 Public Records
• 2024-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-02 Listed $22,500 Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-02 Listed $22,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $550 · +20.5% YoY. Source: county tax records.