3038 Sargeant St · Port Charlotte, FL 33948

$330,000

4 bd · 2.0 ba · 1,636 sqft · Land · 492 Days on market

Built 2026 9,999 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY. Welcome to your dream home move-in ready! Be the first to experience luxury in this stunning brand new construction, boasting 4 beds and 2 baths, nestled in a serene neighborhood. Park with ease in the attached 2 car garage or on the elegant driveway adorned with pavers. Revel in the cleverly designed two-way split floor plan offering privacy and space for everyone. Embrace modern living with waterproof vinyl flooring throughout, ensuring both style and durability. Entertain effortlessly in the chic kitchen featuring granite countertops, upgraded cabinets, and a charming backsplash. Unwind in the lavish master bedroom complete with a spacious walk-in closet. With all applianc

Key facts

• Charming backsplash
• New construction
• Granite countertops

Tags

• NEW CONSTRUCTION
• TWO-WAY SPLIT FLOOR PLAN
• WATERPROOF VINYL FLOORING
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• CHARMING BACKSPLASH

Property features AI

Finance

• Other: Property type: Residential - Single family residence; Zoning: RSF3.5; Living area approximately 1,636 (public records); total building area approximately 2,079; Lot size approximately 0.23 acres (about 929 m²); Permit number 20220624979; Builder model: 1636

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Well water; Septic tank; Electricity available and connected; Cable available; Sewer connected; Water available
• Home design: Single family residence; One-story; Faces west; New construction (completed / projected completion Mar 31, 2026)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by AMERISTAR GROUP INC
• Exterior features: Hurricane shutters; Paved road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room / dining room combo; Open floorplan; Solid surface counters; Thermostat
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (30.1% below list).
• Recommended offer: $231k (30.1% 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: 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; 27 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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $10k 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 492 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 13100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; list at $330k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $230,569 (30.1% 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. It's been on market 492 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.9

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: -31.6%
• Equity multiple: -0.01×
• Total profit: $-93,626
• Equity at exit: $49,204

10-year hold

• IRR: -57.4%
• Equity multiple: -0.63×
• Total profit: $-150,433
• Equity at exit: $28,532

Cash invested: $92,400 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-526

Break-even live

Break-even rent $2,971

Max offer price $253,957

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-411	+0% $-526	+5% $-640	+10% $-754
Rent	-10% $-708	-5% $-617	+0% $-526	+5% $-434	+10% $-343
Rate	-1.0pp $-359	-0.5pp $-442	base $-526	+0.5pp $-611	+1.0pp $-698

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	23d	1	0.21mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	23d	1	0.47mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	23d	1	0.57mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	23d	1	0.69mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	0.75mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	23d	1	0.77mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	23d	1	0.79mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	15d	1	0.96mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	23d	1	1.03mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	23d	1	1.03mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	23d	1	1.17mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	23d	1	1.19mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	23d	1	1.24mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	23d	1	1.26mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	23d	1	1.28mi
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	23d	1	1.29mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	23d	1	1.31mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	23d	1	1.31mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	23d	1	1.36mi
17051 Greenan Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	15d	1	1.43mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	23d	1	1.44mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	23d	1	1.45mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	23d	1	1.47mi
2233 Fraser St Unit 2235 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	23d	1	1.47mi
2225 Fraser St Port Charlotte, FL	3.0	2.0	1600	$2,500	$1.56	15d	1	1.48mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	15d	1	1.48mi
2022 Dorion St Port Charlotte, FL	3.0	2.0	1200	$1,695	$1.41	15d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $330,000 Active 492 DOM
2. 2026-06-17
   days on market $330,000 Active 491 DOM
3. 2026-06-16
   days on market $330,000 Active 490 DOM
4. 2026-06-15
   days on market $330,000 Active 489 DOM
5. 2026-06-14
   days on market $330,000 Active 487 DOM
6. 2026-06-13
   days on market $330,000 Active 486 DOM
7. 2026-06-10
   days on market $330,000 Active 484 DOM
8. 2026-06-09
   days on market $330,000 Active 483 DOM
9. 2026-06-08
   days on market $330,000 Active 482 DOM
10. 2026-06-05
    days on market $330,000 Active 478 DOM
11. 2026-06-02
    days on market $330,000 Active 476 DOM
12. 2026-06-01
    days on market $330,000 Active 475 DOM
13. 2026-05-31
    days on market $330,000 Active 474 DOM
14. 2026-05-30
    days on market $330,000 Active 473 DOM
15. 2026-03-27
    price $330,000
16. 2026-03-01
    price $350,000
17. 2026-01-26
    price $359,000
18. 2026-01-25
    price $2,300
19. 2025-12-25
    listed $2,500
20. 2025-12-21
    status Active
21. 2025-12-13
    historical
22. 2025-12-04
    price $360,000
23. 2025-09-13
    price $375,000
24. 2025-02-03
    listed $380,000 Active
25. 2024-12-29
    historical
26. 2024-06-29
    listed $380,000 Active
27. 2022-10-24
    soldstatus $112,000
28. 2022-01-10
    soldstatus $10,500

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 98% 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: $27,668
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$2,448
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$9,600
• Taxable loss: −$12,241
• Est. tax savings @ 24.0%: +$2,938
• After-tax cash flow: $-3,368/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

+3042.9% since first listed

14 events — show timeline

• 2026-03-27 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Price Changed $2,300 STELLARMLS
• 2025-12-25 Listed for Rent $2,500 STELLARMLS
• 2025-12-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-03 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-29 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-24 Sold (Public Records) $112,000 Public Records
• 2022-01-10 Sold (Public Records) $10,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $479 · -4.9% YoY. Source: county tax records.