18025 LE Grand Ave · Port Charlotte, FL 33948

$244,900

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 2 Days on market

Built 1985 10,363 sqft lot Est $363k · 33% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cheerful 3 bedroom, 2 bath, 2 car garage home. Galley kitchen with breakfast nook overlooking rear yard. Tiled living and dining room. Screened lanai for easy living. Open the door and you will want to stay!! Very clean and nicely landscaped.

Key facts

• A c system
• Exterior cameras
• Impact garage door

Tags

• 2023 ROOF
• IMPACT RESISTANT WINDOWS
• IMPACT GARAGE DOOR
• A C SYSTEM
• UPDATED ELECTRICAL PANEL
• EXTERIOR CAMERAS

Property features AI

Finance

• Other: Homestead exempt; Zoned RSF3.5
• HOA & community: No association indicated

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank; Water connected
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.24-acre lot (approx. 80 x 125)
• Exterior features: Patio; Screened patio

Interior

• Kitchen: Convection oven; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Vaulted ceilings; Living room/dining room combo; Double pane, insulated and storm windows
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 9.3% 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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,727/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $168k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $244,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $362,940
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18361 Hottelet Cir	0.46mi	2/2.0 (-1)	1,288 (-2%)	4mo	$525,000	$408	67
18067 Avonsdale Cir	0.21mi	3/2.0	1,248 (-5%)	18mo	$360,000	$288	66
18414 Burkholder Cir	0.59mi	2/2.0 (-1)	1,230 (-6%)	1mo	$339,900	$276	56
4261 Day St	0.73mi	3/2.0	1,396 (+6%)	8mo	$130,000	$93	49
18486 Briggs Cir	0.74mi	3/2.0	1,430 (+9%)	15mo	$360,000	$252	39
18671 Arapahoe Cir	0.72mi	3/2.0	1,453 (+10%)	18mo	$299,000	$206	33

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-35,571
• Equity at exit: $36,515

10-year hold

• IRR: -13.6%
• Equity multiple: 0.33×
• Total profit: $-45,690
• Equity at exit: $21,174

Cash invested: $68,572 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,727 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $187

Break-even live

Break-even rent $2,491

Max offer price $244,900

Occupancy floor 88%

Sensitivity live

Price	-10% $325	-5% $256	+0% $187	+5% $117	+10% $48
Rent	-10% $-29	-5% $79	+0% $187	+5% $295	+10% $402
Rate	-1.0pp $310	-0.5pp $249	base $187	+0.5pp $123	+1.0pp $59

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	22d	1	0.18mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	22d	1	0.20mi
18289 Wolbrette Cir Port Charlotte, FL	2.0	2.0	1393	$4,000	$2.87	22d	1	0.30mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	22d	1	0.39mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	14d	1	0.43mi
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	22d	1	0.55mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	14d	1	0.57mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	22d	1	0.68mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	22d	1	0.77mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	22d	1	0.80mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	14d	1	0.88mi
4112 Gingold St Port Charlotte, FL	2.0	1.5	1056	$3,300	$3.12	22d	1	0.92mi
18493 Lake Worth Blvd Port Charlotte, FL	2.0	2.0	1006	$1,500	$1.49	22d	1	0.94mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	1.00mi
18625 Alphonse Cir Port Charlotte, FL	2.0	2.0	960	$4,000	$4.17	22d	1	1.01mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	22d	1	1.05mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	22d	1	1.10mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	22d	1	1.12mi
4123 Michel Tree St Port Charlotte, FL	3.0	2.0	920	$1,750	$1.90	22d	1	1.15mi
4518 Wynkoop Cir Port Charlotte, FL	2.0	2.0	1409	$1,995	$1.42	14d	1	1.16mi
5081 Administration St Port Charlotte, FL	2.0	1.0	900	$1,500	$1.67	22d	1	1.21mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	22d	1	1.21mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	22d	1	1.25mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	22d	1	1.26mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	22d	1	1.37mi

Listing history 3 events

1. 2026-06-18
   days on market $244,900 Active 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $244,900 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: $1,859 · $155/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$173/yr (+$14/mo · 9.3%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,728
• − Mortgage interest: −$13,718
• − Property taxes: −$1,859
• − Insurance: −$6,343
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − Depreciation: −$7,124
• Taxable loss: −$1,553
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $2,614/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

+366.5% since first listed

10 events — show timeline

• 2026-06-16 Listed $244,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-19 Sold (Public Records) $168,500 Public Records
• 2006-07-14 Sold (MLS) $168,500 Stellar MLS as Distributed by MLS Grid
• 2006-07-14 Sold (MLS) $168,500 Stellar MLS as Distributed by MLS Grid
• 2006-06-14 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-14 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-04 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-10 Sold (Public Records) $116,000 Public Records
• 2001-09-04 Sold (Public Records) $76,400 Public Records
• 2000-03-31 Sold (Public Records) $52,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,859 · +2.6% YoY. Source: county tax records.