4354 Boggs St · Port Charlotte, FL 33948

$249,900

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 16 Days on market

Built 1989 10,000 sqft lot Est $375k · 33% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 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

home features remodel kitchen with granite counter top mable the in kitchen and living room tile floor in bedrooms solar heated pool for those sunny days. short saleListing price may not be sufficient to pay the total of all liens and costs of sale, and sale of Property at full listing price may require approval of seller's lender(s), and such approval may be conditioned upon the gross commission being reduced.

Key facts

• Hurricane shutters
• Solar heated pool
• Convenient location

Tags

• SOLAR HEATED POOL
• MATURE LANDSCAPING
• HURRICANE SHUTTERS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoning: RSF3.5; Property type: Residential — Single family residence
• HOA & community: Not in a development; No HOA association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer (sewer available) and septic tank; Electricity connected; Cable available; Broadband/high-speed internet available; Water connected
• Home design: Single family residence; One story; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.23-acre lot (80 x 125)
• Exterior features: Balcony; In-ground private pool with screen enclosure and solar heating

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Vaulted ceilings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-66 ($-795/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.7% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $238k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 8.0% vs local median 4.2% 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); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% 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 53% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 963 active listings in the ZIP; 29 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 $2,766/mo this rent would consume 53% 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

• It's been on market 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $79k; list at $250k implies a 216% 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 $238,196 (4.7% 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. 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. 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.
6. 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.
7. 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: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $374,706
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4261 Day St	0.29mi	3/2.0	1,396 (-4%)	8mo	$130,000	$93	73
18486 Briggs Cir	0.41mi	3/2.0	1,430 (-2%)	15mo	$360,000	$252	66
18361 Hottelet Cir	0.15mi	2/2.0 (-1)	1,288 (-12%)	4mo	$525,000	$408	65
18379 Meyer Ave	0.61mi	3/2.0	1,320 (-10%)	4mo	$355,000	$269	53
18671 Arapahoe Cir	0.71mi	3/2.0	1,453 (-0%)	18mo	$299,000	$206	51
4079 Gallo St	0.55mi	3/3.0	1,442 (-1%)	23mo	$370,000	$257	50
18241 Edgewater Dr	0.65mi	3/2.0	1,633 (+12%)	3mo	$285,000	$175	47
18067 Avonsdale Cir	0.51mi	3/2.0	1,248 (-14%)	18mo	$360,000	$288	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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-52,456
• Equity at exit: $37,261

10-year hold

• IRR: -32.1%
• Equity multiple: -0.16×
• Total profit: $-80,958
• Equity at exit: $21,607

Cash invested: $69,972 (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: 963
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,766 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$410 /mo · $4,922/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-66

Break-even live

Break-even rent $2,850

Max offer price $238,196

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $4	+0% $-66	+5% $-137	+10% $-208
Rent	-10% $-285	-5% $-176	+0% $-66	+5% $43	+10% $152
Rate	-1.0pp $60	-0.5pp $-3	base $-66	+0.5pp $-131	+1.0pp $-197

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18289 Wolbrette Cir Port Charlotte, FL	2.0	2.0	1393	$4,000	$2.87	22d	1	0.15mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	22d	1	0.16mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	22d	1	0.38mi
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	22d	1	0.41mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	22d	1	0.43mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	15d	1	0.48mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	22d	1	0.49mi
18493 Lake Worth Blvd Port Charlotte, FL	2.0	2.0	1006	$1,500	$1.49	22d	1	0.52mi
4112 Gingold St Port Charlotte, FL	2.0	1.5	1056	$3,300	$3.12	22d	1	0.54mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	22d	1	0.56mi
18625 Alphonse Cir Port Charlotte, FL	2.0	2.0	960	$4,000	$4.17	22d	1	0.58mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	22d	1	0.62mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	15d	1	0.66mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	0.69mi
4123 Michel Tree St Port Charlotte, FL	3.0	2.0	920	$1,750	$1.90	22d	1	0.73mi
4518 Wynkoop Cir Port Charlotte, FL	2.0	2.0	1409	$1,995	$1.42	15d	1	0.77mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	22d	1	0.79mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	22d	1	0.84mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	15d	1	0.85mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	22d	1	0.87mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	22d	1	0.89mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	22d	1	0.93mi
5081 Administration St Port Charlotte, FL	2.0	1.0	900	$1,500	$1.67	22d	1	0.94mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	22d	1	0.98mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	22d	1	1.31mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	22d	1	1.34mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	22d	1	1.40mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	1.43mi
1174 Victoria Ave Port Charlotte, FL	2.0	2.0	1092	$1,650	$1.51	22d	1	1.48mi

Listing history 14 events

1. 2026-06-22
   days on market $249,900 Active 16 DOM
2. 2026-06-18
   days on market $249,900 Active 13 DOM
3. 2026-06-17
   days on market $249,900 Active 12 DOM
4. 2026-06-16
   days on market $249,900 Active 11 DOM
5. 2026-06-15
   days on market $249,900 Active 10 DOM
6. 2026-06-14
   status $249,900 Active 8 DOM
7. 2026-06-09
   status $249,900 Pending 8 DOM
8. 2026-06-08
   days on market $249,900 Active 8 DOM
9. 2026-06-07
   days on market $249,900 Active 7 DOM
10. 2026-06-05
    days on market $249,900 Active 4 DOM
11. 2026-06-03
    days on market $249,900 Active 3 DOM
12. 2026-06-02
    days on market $249,900 Active 2 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $249,900 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: $4,922 · $410/mo
• Projected year-2 tax: $4,922 · $410/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: $33,191
• − Mortgage interest: −$13,998
• − Property taxes: −$4,922
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − Depreciation: −$7,270
• Taxable loss: −$4,678
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $328/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

+223.7% since first listed

10 events — show timeline

• 2026-05-31 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2009-07-27 Sold (Public Records) $79,000 Public Records
• 2009-07-23 Sold (MLS) $79,000 Stellar MLS as Distributed by MLS Grid
• 2008-07-07 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-07-18 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2007-05-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-05-09 Listed $287,000 Stellar MLS as Distributed by MLS Grid
• 2002-09-16 Sold (Public Records) $127,900 Public Records
• 1998-02-19 Sold (Public Records) $77,200 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,922 · +0.6% YoY. Source: county tax records.