18461 Burkholder Cir · Port Charlotte, FL 33948

$209,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 57 Days on market

Built 1977 10,000 sqft lot Est $343k · 39% under

---

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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

Key facts

• Office space
• Large backyard
• Screened lanai

Tags

• LARGE BACKYARD
• LARGE KITCHEN
• SCREENED LANAI
• DINING AREA
• OFFICE SPACE

Property features AI

Finance

• Other: Homestead exempt; Unfurnished; Directions: Collingswood to Ohara and left on Burkholder

Exterior

• Parking: Attached garage (1 car); Curb parking
• Utilities: Public water; Public sewer (sewer available) and septic tank; Electricity connected; Cable available; Water connected
• Home design: Single Family Residence; Residential property; One-story; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with an approximate building area of 1,615 square feet
• Exterior features: Enclosed screened rear porch; Sliding doors; Exterior lighting; Hurricane shutters; Landscaped yard; Paved lot; Flood insurance required

Interior

• Kitchen: Range; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (-1.6%/yr); 953 active listings in the ZIP; 25 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).
• At $2,622/mo this rent would consume 50% of the median local household income ($63k/yr) (locally 501% 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 $1k of loan paydown is wiped out by about $6k 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 57 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $120k; list at $209k implies a 74% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1977 — 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 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?
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: 1.25% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $343,215
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18414 Burkholder Cir	0.09mi	2/2.0 (-1)	1,230 (-6%)	1mo	$339,900	$276	79
18361 Hottelet Cir	0.21mi	2/2.0 (-1)	1,288 (-2%)	4mo	$525,000	$408	78
5121 Chaves Cir	0.47mi	3/2.0	1,336 (+2%)	6mo	$183,980	$138	70
18486 Briggs Cir	0.21mi	3/2.0	1,430 (+9%)	15mo	$360,000	$252	63
4261 Day St	0.47mi	3/2.0	1,396 (+6%)	8mo	$130,000	$93	61
18067 Avonsdale Cir	0.49mi	3/2.0	1,248 (-5%)	18mo	$360,000	$288	53
18671 Arapahoe Cir	0.38mi	3/2.0	1,453 (+10%)	18mo	$299,000	$206	50
4574 Herman Cir	0.55mi	2/2.0 (-1)	1,200 (-9%)	19mo	$462,500	$385	39
4334 Wynkoop Cir	0.75mi	2/2.0 (-1)	1,436 (+9%)	10mo	$375,000	$261	37

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-25,876
• Equity at exit: $31,163

10-year hold

• IRR: -10.6%
• Equity multiple: 0.47×
• Total profit: $-31,279
• Equity at exit: $18,071

Cash invested: $58,520 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,622 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $242

Break-even live

Break-even rent $2,316

Max offer price $209,000

Occupancy floor 86%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	21d	1	0.11mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	21d	1	0.20mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	13d	1	0.40mi
18289 Wolbrette Cir Port Charlotte, FL	2.0	2.0	1393	$4,000	$2.87	21d	1	0.44mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.45mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	21d	1	0.51mi
18493 Lake Worth Blvd Port Charlotte, FL	2.0	2.0	1006	$1,500	$1.49	21d	1	0.53mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	21d	1	0.57mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	21d	1	0.59mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	0.63mi
18625 Alphonse Cir Port Charlotte, FL	2.0	2.0	960	$4,000	$4.17	21d	1	0.64mi
5081 Administration St Port Charlotte, FL	2.0	1.0	900	$1,500	$1.67	21d	1	0.65mi
4518 Wynkoop Cir Port Charlotte, FL	2.0	2.0	1409	$1,995	$1.42	13d	1	0.67mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	21d	1	0.67mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	21d	1	0.67mi
4112 Gingold St Port Charlotte, FL	2.0	1.5	1056	$3,300	$3.12	21d	1	0.74mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	21d	1	0.77mi
4123 Michel Tree St Port Charlotte, FL	3.0	2.0	920	$1,750	$1.90	21d	1	0.82mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	21d	1	0.85mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	13d	1	0.93mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	0.98mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	13d	1	1.10mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	21d	1	1.16mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	1.18mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $209,000 Active 57 DOM
2. 2026-06-17
   days on market $209,000 Active 56 DOM
3. 2026-06-16
   days on market $209,000 Active 55 DOM
4. 2026-06-15
   days on market $209,000 Active 54 DOM
5. 2026-06-14
   days on market $209,000 Active 52 DOM
6. 2026-06-13
   days on market $209,000 Active 51 DOM
7. 2026-06-10
   days on market $209,000 Active 49 DOM
8. 2026-06-09
   days on market $209,000 Active 48 DOM
9. 2026-06-08
   days on market $209,000 Active 47 DOM
10. 2026-06-07
    days on market $209,000 Active 46 DOM
11. 2026-06-05
    days on market $209,000 Active 43 DOM
12. 2026-06-03
    days on market $209,000 Active 42 DOM
13. 2026-06-02
    days on market $209,000 Active 41 DOM
14. 2026-06-01
    days on market $209,000 Active 40 DOM
15. 2026-05-31
    days on market $209,000 Active 39 DOM
16. 2026-05-30
    days on market $209,000 Active 38 DOM
17. 2026-05-19
    price $209,000
18. 2026-04-22
    listed $215,000 Active
19. 2017-05-24
    soldstatus $120,000
20. 2017-05-19
    soldstatus $120,000 Sold 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

21. 2017-04-04
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

22. 2017-03-20
    status Active 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

23. 2017-03-13
    price $122,900 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

24. 2017-03-13
    historical 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

25. 2017-02-13
    listed $119,000 Active 717-char remark

    Show marketing remark (717 chars)

    Move in Ready! Brand new top of the line electrical panel! Ceiling/light fans just added to bedrooms. Priced to sell! 3/2/1 on city water and septic. Whether you are looking for your first home, vacation home or you're downsizing . .. you want to check this home out. A clean and well loved home with some touches of nostalgia! Brand new ceramic flooring in living room, kitchen, dining room and family room. Sweet built in breakfast bar or desk top off kitchen. You'll want to make this little charmer your own and highlight your personality in this generous space. Nice size yard with room for pool! Close to fishing and shopping!! Enjoy the Florida lifestyle in Port Charlotte but don't wait on this dream maker.

26. 2017-01-25
    soldstatus $80,000
27. 2017-01-25
    soldstatus $99,000
28. 1997-07-09
    soldstatus $30,000

ⓘ 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: $2,644 · $220/mo
• Projected year-2 tax: $2,644 · $220/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $31,470
• − Mortgage interest: −$11,707
• − Property taxes: −$2,644
• − Insurance: −$6,164
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − Depreciation: −$6,080
• Taxable loss: −$160
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,940/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+596.7% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-24 Sold (Public Records) $120,000 Public Records
• 2017-05-19 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-03-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-13 Price Changed $122,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-13 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2017-01-25 Sold (Public Records) $99,000 Public Records
• 2017-01-25 Sold (Public Records) $80,000 Public Records
• 1997-07-09 Sold (Public Records) $30,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,644 · +1.7% YoY. Source: county tax records.