21472 Mallory Ave · Port Charlotte, FL 33952

$159,900

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 1 Days on market

Built 1960 7,499 sqft lot Est $180k · 11% under

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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 +15.6/30.0
• ARV discount +12.5/15.0
• DSCR +4.8/10.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Some information has been obtained from third parties and though deemed generally reliable, all info should be verified by buyer and agent. Windows on this property have been replaced. fenced yard 12 x 12 shed

Key facts

• 7,499 sq ft lot
• Built 1960

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Association fee: $0

Exterior

• Parking: Driveway; Paved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Entry level: 1; Faces south; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fence; Storage

Interior

• Kitchen: Freezer; Range; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling (Central Air)
• Interior features: Bedroom on main level; Tub with shower; Unfurnished; Other
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $2 ($26/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (7.0% below list).
• Recommended offer: $149k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (-1.4%/yr); 707 active listings in the ZIP; 32 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,696 (7.0% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $179,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3260 Normandy Dr	0.35mi	2/1.0	855 (-3%)	5mo	$65,000	$76	75
3236 Normandy Dr	0.30mi	2/1.0	804 (-9%)	1mo	$114,000	$142	70
22131 Belinda Ave	0.60mi	2/1.0	901 (+2%)	9mo	$125,000	$139	61
21476 Augusta Ave	0.25mi	2/1.0	768 (-13%)	10mo	$152,000	$198	58
21696 Augusta Ave	0.52mi	2/1.0	888 (+1%)	20mo	$189,000	$213	58
2804 Starlite Ln	0.23mi	2/1.0	1,011 (+15%)	9mo	$206,500	$204	57
21914 Cellini Ave	0.55mi	3/1.0 (+1)	952 (+8%)	5mo	$197,500	$207	52
2401 Starlite Ln	0.70mi	2/1.0	840 (-5%)	10mo	$182,000	$217	52
22209 Beverly Ave	0.73mi	2/1.0	823 (-7%)	15mo	$160,000	$194	42
21379 Gladis Ave	0.74mi	2/1.0	812 (-8%)	15mo	$199,000	$245	40
2271 Hariet St	0.63mi	2/1.0	988 (+12%)	14mo	$225,000	$228	39
2505 Elkcam Blvd	0.75mi	3/2.0 (+1)	988 (+12%)	4mo	$50,000	$51	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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-30,066
• Equity at exit: $23,842

10-year hold

• IRR: -21.5%
• Equity multiple: 0.05×
• Total profit: $-42,584
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$839
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $2

Break-even live

Break-even rent $1,484

Max offer price $159,900

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $47	+0% $2	+5% $-43	+10% $-88
Rent	-10% $-115	-5% $-57	+0% $2	+5% $61	+10% $120
Rate	-1.0pp $83	-0.5pp $43	base $2	+0.5pp $-39	+1.0pp $-81

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.08mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	0.13mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.23mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.24mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.25mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.25mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.48mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.50mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.54mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.57mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	0.61mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.62mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.62mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.71mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.72mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.76mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.79mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.84mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.84mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	22d	1	0.90mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.94mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	0.97mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	1.02mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.16mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.18mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	14d	3	1.27mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,425	$1.48	22d	2	1.27mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	1.30mi
220 Mentel Ter Port Charlotte, FL	2.0	1.0	1040	$1,450	$1.39	22d	1	1.33mi
4158 Tamiami Trl Unit M4 Port Charlotte, FL	2.0	2.0	919	$1,500	$1.63	22d	1	1.35mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	22d	1	1.42mi
4022 Beaver Ln Port Charlotte, FL	2.0	2.0	960	$1,300	$1.35	22d	2	1.44mi

Listing history 26 events

1. 2026-06-18
   pricedays on marketlisting id $159,900 Active 1 DOM
2. 2026-06-17
   days on market $160,000 Active 71 DOM
3. 2026-06-16
   days on market $160,000 Active 70 DOM
4. 2026-06-15
   days on market $160,000 Active 69 DOM
5. 2026-06-14
   days on market $160,000 Active 67 DOM
6. 2026-06-13
   days on market $160,000 Active 66 DOM
7. 2026-06-10
   days on market $160,000 Active 64 DOM
8. 2026-06-09
   days on market $160,000 Active 63 DOM
9. 2026-06-08
   days on market $160,000 Active 62 DOM
10. 2026-06-07
    days on market $160,000 Active 61 DOM
11. 2026-06-05
    days on market $160,000 Active 58 DOM
12. 2026-06-03
    days on market $160,000 Active 57 DOM
13. 2026-06-02
    days on market $160,000 Active 56 DOM
14. 2026-06-01
    days on market $160,000 Active 55 DOM
15. 2026-05-31
    days on market $160,000 Active 54 DOM
16. 2026-05-30
    days on market $160,000 Active 53 DOM
17. 2026-04-07
    listed $160,000 Active
18. 2023-12-22
    historical
19. 2023-10-08
    price $220,000
20. 2023-06-22
    listed $230,000 Active
21. 2022-12-30
    historical
22. 2022-08-05
    listed $237,900 Active
23. 2008-05-22
    soldstatus $80,000
24. 2006-02-03
    soldstatus $75,000
25. 2005-09-27
    listed $120,900
26. 1994-01-01
    soldstatus $38,500

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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) · 92% 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: $17,844
• − Mortgage interest: −$8,957
• − Property taxes: −$2,411
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,652
• Taxable loss: −$2,628
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $657/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

+315.6% since first listed

10 events — show timeline

• 2026-04-07 Listed $160,000 FORTMLS
• 2023-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-10-08 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-22 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-08-05 Listed $237,900 Stellar MLS as Distributed by MLS Grid
• 2008-05-22 Sold (Public Records) $80,000 Public Records
• 2006-02-03 Sold (Public Records) $75,000 Public Records
• 2005-09-27 Listed $120,900 Stellar MLS as Distributed by MLS Grid
• 1994-01-01 Sold (Public Records) $38,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,411 · +0.5% YoY. Source: county tax records.