21339 Austin Ave · Port Charlotte, FL 33952

$52,000

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 119 Days on market

Built 1963 7,499 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Under contract-accepting backup offers. Rehab opportunity in the Parkside area of Port Charlotte. This two-bedroom, one-bath home with carport sustained significant hurricane damage and is being sold AS-IS. The condition of the structure is unknown; buyer to determine whether the property is suitable for renovation or tear-down. Located on a sidewalk-lined street with public water and sewer. Property includes a detached shed. No representations or warranties are made regarding the condition of the home or its systems. Cash buyers preferred. Inspections are for buyer’s information only. Great potential for investors or builders seeking a project in an established neighborhood close to

Key facts

• Gulf beaches
• Year round waterways
• Detached shed

Tags

• DETACHED SHED
• SIDEWALK-LINED STREET
• PUBLIC WATER AND SEWER
• ESTABLISHED NEIGHBORHOOD
• YEAR ROUND WATERWAYS
• GULF BEACHES

Property features AI

Finance

• Other: Zoned RMF10; Lot is approximately 0.17 acres (about 75 x 100); Paved public road access; Cleared lot, in county
• Financial info: Lease restrictions: none indicated
• HOA & community: No HOA association reported; Community features include park, playground, and sidewalks; Pets allowed

Exterior

• Parking: Covered parking; Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; High-speed/ broadband internet available; Water connected; Sewer connected; Public utilities
• Home design: Single-family residence; Residential property; Fixer condition; One story; Faces north
• Construction: Block construction; Block foundation; Other roof
• Exterior features: Sidewalk; Sliding doors; Storage shed(s)

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room and dining room combined; Open floorplan
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $47k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% 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 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 26 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 $360 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,320 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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. 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.
8. 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.
9. 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: 2.78% ✓
• Cap rate: 23.89%
• Cash-on-cash: 62.86%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $177,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21139 Bersell Ave	0.37mi	3/1.0 (+1)	874 (-3%)	1mo	$150,000	$172	72
21914 Cellini Ave	0.26mi	3/1.0 (+1)	952 (+6%)	5mo	$197,500	$207	68
21379 Gladis Ave	0.17mi	2/1.0	812 (-10%)	15mo	$199,000	$245	64
22131 Belinda Ave	0.60mi	2/1.0	901 (+0%)	9mo	$125,000	$139	64
1627 Adrian St	0.41mi	2/1.0	912 (+2%)	18mo	$175,000	$192	63
21475 Gibralter Dr	0.26mi	2/1.0	1,017 (+13%)	10mo	$93,000	$91	57
21439 Midway Blvd	0.35mi	2/1.0	962 (+7%)	19mo	$220,000	$229	56
21403 Glendale Ave	0.27mi	3/1.0 (+1)	1,009 (+12%)	11mo	$252,500	$250	53
2271 Hariet St	0.41mi	2/1.0	988 (+10%)	14mo	$225,000	$228	52
21476 Augusta Ave	0.41mi	2/1.0	768 (-14%)	10mo	$152,000	$198	48
2505 Elkcam Blvd	0.59mi	3/2.0 (+1)	988 (+10%)	4mo	$50,000	$51	43
2392 Elkcam Blvd	0.45mi	3/2.0 (+1)	972 (+8%)	18mo	$80,000	$82	41

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: 52.2%
• Equity multiple: 3.18×
• Total profit: $31,751
• Equity at exit: $7,753

10-year hold

• IRR: 56.2%
• Equity multiple: 5.72×
• Total profit: $68,659
• Equity at exit: $4,496

Cash invested: $14,560 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$273
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $696

Break-even live

Break-even rent $567

Max offer price $52,000

Occupancy floor 47%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.08mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.30mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.31mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.37mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.39mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.40mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.47mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.50mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.55mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	13d	1	0.56mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.57mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.58mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	13d	2	0.58mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	0.59mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	0.61mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.62mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.63mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.66mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.69mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	0.71mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	0.77mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.86mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.91mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	1.06mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.21mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	21d	1	1.22mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $52,000 Pending 119 DOM
2. 2026-06-10
   days on market $52,000 Active 118 DOM
3. 2026-06-09
   days on market $52,000 Active 117 DOM
4. 2026-06-08
   days on market $52,000 Active 116 DOM
5. 2026-06-07
   days on market $52,000 Active 115 DOM
6. 2026-06-05
   days on market $52,000 Active 112 DOM
7. 2026-06-03
   days on market $52,000 Active 111 DOM
8. 2026-06-02
   days on market $52,000 Active 110 DOM
9. 2026-06-01
   days on market $52,000 Active 109 DOM
10. 2026-05-31
    days on market $52,000 Active 108 DOM
11. 2026-05-30
    days on market $52,000 Active 107 DOM
12. 2026-05-13
    status Active
13. 2026-05-10
    historical
14. 2026-02-10
    listed $52,000 Active
15. 2007-01-15
    listed $109,900
16. 2006-06-07
    listed $129,999
17. 2001-12-18
    soldstatus $52,200
18. 1987-01-01
    soldstatus $35,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $17,376
• − Mortgage interest: −$2,913
• − Property taxes: −$1,042
• − Insurance: −$1,058
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$1,513
• Taxable income: $8,071
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $6,418/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

+48.6% since first listed

7 events — show timeline

• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $52,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-15 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-07 Listed $129,999 Stellar MLS as Distributed by MLS Grid
• 2001-12-18 Sold (Public Records) $52,200 Public Records
• 1987-01-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,042 · -0.3% YoY. Source: county tax records.