2432 Staver St · Port Charlotte, FL 33980

$289,499

3 bd · 2.0 ba · 1,487 sqft · Land · 6 Days on market

Built 2026 10,000 sqft lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great location and beautiful neighborhood! Just minutes to shopping and restaurants, just off of Olean in an area where there is much more recent development than many areas of Port Charlotte. Come take a look at this nicely wooded lot with CITY WATER available. Closer to Kings Highway just off of Olean, it's a terrific spot for your dream home in paradise!

Key facts

• Central island
• Walk-in closet
• No hoa fees

Tags

• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET
• NO HOA FEES

Property features AI

Finance

• Other: Zoning: RSF3.5; Permit on record; Property type: Residential, single family; Living area reported as 1,487 (builder source)
• HOA & community: No secondary association indicated

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available; Broadband/high-speed internet available; Underground utilities; Sprinkler well; Water and sewer available and connected
• Home design: Single family residence; New construction (projected completion 2026-06-16); One story; West-facing; Under construction; Model: Bloom (builder: Lennar Homes, LLC)
• Construction: Stucco construction; Shingle roof; Slab foundation; Builder-provided living area and building area
• Exterior features: Rear porch; Paved lot; Trees and landscaped grounds; Irrigation equipment; Street lights in community

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer; Ice maker
• Bedrooms: 3 bedrooms (one-level home)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Split bedroom layout; Thermostat; Walk-in closets; Great Room
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

🏗️ 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 $289k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $224k (22.6% below list).
• Recommended offer: $224k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 20 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 42% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $175k; list at $289k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $224,203 (22.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.8

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-48,295
• Equity at exit: $43,165

10-year hold

• IRR: -15.0%
• Equity multiple: 0.24×
• Total profit: $-61,209
• Equity at exit: $25,031

Cash invested: $81,060 (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: 603
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $84

Break-even live

Break-even rent $2,136

Max offer price $289,499

Occupancy floor 91%

Sensitivity live

Price	-10% $248	-5% $166	+0% $84	+5% $-329	+10% $-430
Rent	-10% $-93	-5% $-5	+0% $84	+5% $172	+10% $261
Rate	-1.0pp $230	-0.5pp $158	base $84	+0.5pp $9	+1.0pp $-67

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: $72,375
• Closing costs: $8,685
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	23d	1	0.20mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	15d	1	0.55mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	15d	1	0.69mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	15d	1	0.74mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	23d	1	0.74mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,183	$1.02	15d	4	0.99mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	23d	1	1.00mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	23d	1	1.10mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	23d	2	1.12mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	23d	1	1.18mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	23d	1	1.19mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	23d	1	1.28mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	23d	1	1.37mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	15d	1	1.43mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	23d	1	1.43mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	15d	276	1.44mi
22497 Glen Ave Punta Gorda, FL	3.0	2.0	1628	$1,875	$1.15	23d	1	1.44mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	23d	1	1.45mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	15d	1	1.46mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	23d	1	1.48mi

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   listed $289,499 Active
3. 2025-12-29
   soldstatus $175,000
4. 2024-08-16
   soldstatus $10,000
5. 2024-08-14
   soldstatus $10,000 Closed 366-char remark

   Show marketing remark (366 chars)

   What a great location and beautiful neighborhood! Just minutes to shopping and restaurants, just off of Olean in an area where there is much more recent development than many areas of Port Charlotte. Come take a look at this nicely wooded lot with CITY WATER available. Closer to Kings Highway just off of Olean, it's a terrific spot for your dream home in paradise!

6. 2023-12-27
   status Pending 366-char remark

   Show marketing remark (366 chars)

   What a great location and beautiful neighborhood! Just minutes to shopping and restaurants, just off of Olean in an area where there is much more recent development than many areas of Port Charlotte. Come take a look at this nicely wooded lot with CITY WATER available. Closer to Kings Highway just off of Olean, it's a terrific spot for your dream home in paradise!

7. 2023-12-08
   listed $19,500 Active 366-char remark

   Show marketing remark (366 chars)

   What a great location and beautiful neighborhood! Just minutes to shopping and restaurants, just off of Olean in an area where there is much more recent development than many areas of Port Charlotte. Come take a look at this nicely wooded lot with CITY WATER available. Closer to Kings Highway just off of Olean, it's a terrific spot for your dream home in paradise!

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $2,403 · $200/mo
• Expected delta: +$1,821/yr (+$152/mo · 313.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $26,904
• − Mortgage interest: −$16,216
• − Property taxes: −$582
• − Insurance: −$1,447
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$8,422
• Taxable loss: −$4,068
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $1,983/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

+1384.6% since first listed

7 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $289,499 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Sold (Public Records) $175,000 Public Records
• 2024-08-16 Sold (Public Records) $10,000 Public Records
• 2024-08-14 Sold (MLS) $10,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-08 Listed $19,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $582 · +18.5% YoY. Source: county tax records.