2172 Shilo St · Port Charlotte, FL 33980

$304,990

3 bd · 2.0 ba · 1,469 sqft · Land · 13 Days on market

Built 2026 10,000 sqft lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect place to build your Florida dream home! This vacant homesite is surrounded by beautiful, well-maintained homes and offers easy access to I-75 for convenient travel north or south. Located outside of the flood zone for peace of mind, this property combines comfort, convenience, and value. Enjoy nearby shopping, dining, and Gulf beaches — all just a short drive away. Whether you’re ready to build now or hold for the future, this is a great opportunity to own a slice of paradise in a growing area.

Key facts

• Covered lanai
• Open-concept living
• 0.23 acre lot

Tags

• OPEN-CONCEPT LIVING
• SMART SPLIT-BEDROOM LAYOUT
• SOARING VAULTED CEILING
• LARGE FREESTANDING ISLAND
• COVERED LANAI
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected; Cable available
• Home design: Single family residence; One story; Under construction (projected completion September 14, 2026); Faces west
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; New construction by Christopher Alan Homes (Cayo Costa - B model)
• Exterior features: Covered front and rear porches; Sliding doors; Cleared, landscaped lot; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry/utility

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $305k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (26.1% below list).
• Recommended offer: $225k (26.1% below list) — sets the bar for 1% rule.

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 falling (-4.0%/yr); 600 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).
• This rent runs 43% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $9k 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 13 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 $21k; list at $305k implies a 1352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $225,455 (26.1% 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. 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. 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?
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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.10×
• Total profit: $-76,797
• Equity at exit: $45,475

10-year hold

• IRR: -41.4%
• Equity multiple: -0.39×
• Total profit: $-119,057
• Equity at exit: $26,370

Cash invested: $85,397 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-327

Break-even live

Break-even rent $2,668

Max offer price $257,727

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-221	+0% $-327	+5% $-432	+10% $-537
Rent	-10% $-505	-5% $-416	+0% $-327	+5% $-238	+10% $-149
Rate	-1.0pp $-173	-0.5pp $-249	base $-327	+0.5pp $-406	+1.0pp $-486

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.58mi
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	22d	1	0.70mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	22d	1	0.87mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	14d	1	0.90mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	14d	276	0.90mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.93mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	0.96mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	14d	1	1.02mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	1.03mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	1.05mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	1.07mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	22d	1	1.08mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.14mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	1.18mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	1.19mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	1.20mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	14d	1	1.27mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	22d	1	1.35mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,183	$1.02	14d	4	1.38mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	22d	1	1.40mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	1.45mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	1.45mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	1.46mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	14d	28	1.47mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $304,990 Active 13 DOM
2. 2026-06-17
   days on market $304,990 Active 12 DOM
3. 2026-06-16
   days on market $304,990 Active 11 DOM
4. 2026-06-15
   days on market $304,990 Active 10 DOM
5. 2026-06-14
   days on market $304,990 Active 8 DOM
6. 2026-06-13
   statusdays on market $304,990 Active 7 DOM
7. 2026-06-01
   statusdays on market $304,990 Pending 6 DOM
8. 2026-05-31
   days on market $304,990 Active 5 DOM
9. 2026-05-30
   days on market $304,990 Active 4 DOM
10. 2026-05-26
    listed $304,990 Active
11. 2026-01-09
    soldstatus $21,000
12. 2026-01-07
    soldstatus $21,000 Closed 532-char remark

    Show marketing remark (532 chars)

    Discover the perfect place to build your Florida dream home! This vacant homesite is surrounded by beautiful, well-maintained homes and offers easy access to I-75 for convenient travel north or south. Located outside of the flood zone for peace of mind, this property combines comfort, convenience, and value. Enjoy nearby shopping, dining, and Gulf beaches — all just a short drive away. Whether you’re ready to build now or hold for the future, this is a great opportunity to own a slice of paradise in a growing area.

13. 2025-11-19
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Discover the perfect place to build your Florida dream home! This vacant homesite is surrounded by beautiful, well-maintained homes and offers easy access to I-75 for convenient travel north or south. Located outside of the flood zone for peace of mind, this property combines comfort, convenience, and value. Enjoy nearby shopping, dining, and Gulf beaches — all just a short drive away. Whether you’re ready to build now or hold for the future, this is a great opportunity to own a slice of paradise in a growing area.

14. 2025-10-16
    listed $23,900 Active 532-char remark

    Show marketing remark (532 chars)

    Discover the perfect place to build your Florida dream home! This vacant homesite is surrounded by beautiful, well-maintained homes and offers easy access to I-75 for convenient travel north or south. Located outside of the flood zone for peace of mind, this property combines comfort, convenience, and value. Enjoy nearby shopping, dining, and Gulf beaches — all just a short drive away. Whether you’re ready to build now or hold for the future, this is a great opportunity to own a slice of paradise in a growing area.

15. 2021-04-30
    soldstatus $12,000 Closed 300-char remark

    Show marketing remark (300 chars)

    Build your Florida dream home in this nice established area of Port Charlotte. Close to shopping, restaurants and beautiful west coast beaches. Go to spring training games of the Tampa Bay Rays! No scrub jay zone per Charlotte County records. Utilities to be verified. Call me for a list of builders.

16. 2021-04-13
    status Pending 300-char remark

    Show marketing remark (300 chars)

    Build your Florida dream home in this nice established area of Port Charlotte. Close to shopping, restaurants and beautiful west coast beaches. Go to spring training games of the Tampa Bay Rays! No scrub jay zone per Charlotte County records. Utilities to be verified. Call me for a list of builders.

17. 2021-04-07
    listed $11,900 Active 300-char remark

    Show marketing remark (300 chars)

    Build your Florida dream home in this nice established area of Port Charlotte. Close to shopping, restaurants and beautiful west coast beaches. Go to spring training games of the Tampa Bay Rays! No scrub jay zone per Charlotte County records. Utilities to be verified. Call me for a list of builders.

18. 2005-05-18
    soldstatus $33,000
19. 2005-05-12
    soldstatus $33,000
20. 2005-03-19
    listed $32,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $27,055
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$8,872
• Taxable loss: −$9,331
• Est. tax savings @ 24.0%: +$2,239
• After-tax cash flow: $-1,680/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): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

+827.0% since first listed

11 events — show timeline

• 2026-05-26 Listed $304,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Sold (Public Records) $21,000 Public Records
• 2026-01-07 Sold (MLS) $21,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Listed $23,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-30 Sold (MLS) $12,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Listed $11,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-18 Sold (Public Records) $33,000 Public Records
• 2005-05-12 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-19 Listed $32,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $572 · +0.7% YoY. Source: county tax records.