1074 Red Bay Ter NW · Port Charlotte, FL 33948

$169,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 188 Days on market

Built 1984 9,999 sqft lot Est $196k · 13% 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 +25.3/30.0
• ARV discount +13.5/15.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• 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

SHORT-SALE. “Mortgage Holder has approved list price. All completely and correctly submitted offers will be responded too within 3 business days of submission. Package requirements are Signed Purchase Contract, Proof of Funds or Approval letter for Financing and Pre-HUD or Seller Net Sheet” Nice home with short drive to local beaches, shopping and all that is SW Florida. This 2 Bedroom 1 Bath 1 Car garage has New complete Interior Paint, New Carpet Throughout and The Bathroom shower has just been tiled.

Key facts

• Tiled flooring
• Quiet neighborhood
• New roof

Tags

• NEW ROOF
• TILED FLOORING
• LARGE ENCLOSED LANAI
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Unfurnished; Zoning: RSF3.5; Living area reported as 904 sq ft (per public records); Total acreage: 0.23 (0 to less than 1/4 acre)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; Electricity connected and available; Cable available and connected; BB/HS internet available; Fiber optics available; Underground utilities; Water connected
• Home design: Single family residence; One story; Faces northeast
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built area noted (owner): 1,308 total building area
• Exterior features: Private mailbox; Sliding doors; Asphalt road access; Lot dimensions approximately 80 x 125 (0.23 acres)

Interior

• Kitchen: Convection oven; Range; Range hood; Refrigerator; Freezer; Microwave; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Open floorplan; Thermostat; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 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); 964 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 188 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $170k implies a 161% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.18% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $196,168
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
769 Crestview Cir NW	0.33mi	2/2.0	917 (+1%)	10mo	$197,400	$215	70
18456 Yarbrough Ave	0.61mi	2/1.0	900 (-0%)	16mo	$195,000	$217	57

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-12,962
• Equity at exit: $25,333

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-7,452
• Equity at exit: $14,690

Cash invested: $47,572 (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: 964
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$891
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $320

Break-even live

Break-even rent $1,603

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $416	-5% $368	+0% $320	+5% $272	+10% $224
Rent	-10% $161	-5% $240	+0% $320	+5% $399	+10% $478
Rate	-1.0pp $405	-0.5pp $363	base $320	+0.5pp $276	+1.0pp $231

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	24d	2	0.60mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	16d	8	0.73mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	16d	1	1.04mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	24d	1	1.07mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	24d	1	1.18mi
1174 Victoria Ave Port Charlotte, FL	2.0	2.0	1092	$1,650	$1.51	24d	1	1.24mi

Listing history 27 events

1. 2026-06-08
   remarks 446-char remark
2. 2026-06-03
   status $169,900 Pending 188 DOM
3. 2026-06-02
   days on market $169,900 Active 188 DOM
4. 2026-06-01
   days on market $169,900 Active 187 DOM
5. 2026-05-31
   days on market $169,900 Active 186 DOM
6. 2026-05-30
   days on market $169,900 Active 185 DOM
7. 2026-04-13
   price $169,999
8. 2026-04-03
   price $174,321
9. 2026-02-10
   price $179,500
10. 2026-01-14
    price $188,500
11. 2025-11-26
    listed $193,500 Active
12. 2017-11-01
    historical
13. 2017-09-19
    price $114,900
14. 2017-09-01
    status Active
15. 2017-08-29
    status Pending
16. 2017-08-14
    listed $119,900 Active
17. 2015-05-20
    soldstatus $65,000
18. 2015-05-18
    historical 520-char remark

    Show marketing remark (520 chars)

    SHORT-SALE. “Mortgage Holder has approved list price. All completely and correctly submitted offers will be responded too within 3 business days of submission. Package requirements are Signed Purchase Contract, Proof of Funds or Approval letter for Financing and Pre-HUD or Seller Net Sheet” Nice home with short drive to local beaches, shopping and all that is SW Florida. This 2 Bedroom 1 Bath 1 Car garage has New complete Interior Paint, New Carpet Throughout and The Bathroom shower has just been tiled.

19. 2015-05-18
    soldstatus $65,000 Sold 520-char remark

    Show marketing remark (520 chars)

    SHORT-SALE. “Mortgage Holder has approved list price. All completely and correctly submitted offers will be responded too within 3 business days of submission. Package requirements are Signed Purchase Contract, Proof of Funds or Approval letter for Financing and Pre-HUD or Seller Net Sheet” Nice home with short drive to local beaches, shopping and all that is SW Florida. This 2 Bedroom 1 Bath 1 Car garage has New complete Interior Paint, New Carpet Throughout and The Bathroom shower has just been tiled.

20. 2015-04-18
    status Pending 520-char remark

    Show marketing remark (520 chars)

    SHORT-SALE. “Mortgage Holder has approved list price. All completely and correctly submitted offers will be responded too within 3 business days of submission. Package requirements are Signed Purchase Contract, Proof of Funds or Approval letter for Financing and Pre-HUD or Seller Net Sheet” Nice home with short drive to local beaches, shopping and all that is SW Florida. This 2 Bedroom 1 Bath 1 Car garage has New complete Interior Paint, New Carpet Throughout and The Bathroom shower has just been tiled.

21. 2015-03-20
    listed $69,500 Active 520-char remark

    Show marketing remark (520 chars)

    SHORT-SALE. “Mortgage Holder has approved list price. All completely and correctly submitted offers will be responded too within 3 business days of submission. Package requirements are Signed Purchase Contract, Proof of Funds or Approval letter for Financing and Pre-HUD or Seller Net Sheet” Nice home with short drive to local beaches, shopping and all that is SW Florida. This 2 Bedroom 1 Bath 1 Car garage has New complete Interior Paint, New Carpet Throughout and The Bathroom shower has just been tiled.

22. 2006-06-01
    soldstatus $159,000
23. 2006-05-08
    soldstatus $157,500
24. 2006-05-04
    soldstatus $157,500
25. 2006-01-21
    listed $159,900
26. 2006-01-21
    listed $159,900
27. 1983-12-01
    soldstatus $62,900

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $2,861 · $238/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) · 76% 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: $24,098
• − Mortgage interest: −$9,517
• − Property taxes: −$2,861
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,943
• Taxable income: $1,274
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $3,531/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

+170.3% since first listed

21 events — show timeline

• 2026-04-13 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $174,321 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $179,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $188,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-26 Listed $193,500 Stellar MLS as Distributed by MLS Grid
• 2017-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-09-19 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2017-09-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-14 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-20 Sold (Public Records) $65,000 Public Records
• 2015-05-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-05-18 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-20 Listed $69,500 Stellar MLS as Distributed by MLS Grid
• 2006-06-01 Sold (MLS) $159,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-08 Sold (MLS) $157,500 Stellar MLS as Distributed by MLS Grid
• 2006-05-04 Sold (Public Records) $157,500 Public Records
• 2006-01-21 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-21 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 1983-12-01 Sold (Public Records) $62,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,861 · +2.7% YoY. Source: county tax records.