304 Fletcher St · Port Charlotte, FL 33954

$145,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 133 Days on market

Built 1986 9,999 sqft lot Est $221k · 34% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

Key facts

• Spacious backyard
• 9,999 sq ft lot
• Garage

Tags

• SHORT DRIVE TO PUNTA GORDA
• LIGHT-FILLED OPEN FLOOR PLAN
• PRIVATE EN SUITE BATH
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Zoning: RSF3.5
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer; Public utilities available
• Home design: Single-family residence; Residential property; One story; Faces west
• Construction: Frame construction; Shingle roof; Slab foundation; Built on a lot of about 0.23 acres
• Exterior features: Private mailbox; Sliding doors; Asphalt / paved road access; Lot approximately 0.23 acres (80 x 125)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Open floor plan; Solid wood cabinets; Thermostat; Vaulted ceilings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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 (-3.5%/yr); 689 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 133 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $44k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $220,752
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Fletcher St	0.41mi	2/2.0	1,094 (+8%)	5mo	$240,000	$219	62
21224 Davison Ave	0.40mi	3/2.0 (+1)	1,052 (+4%)	14mo	$220,000	$209	57
369 Hyacinth St	0.41mi	2/1.0	880 (-13%)	10mo	$234,900	$267	47
1150 Waterside St	0.73mi	2/2.0	1,122 (+11%)	1mo	$285,500	$254	46
439 Northview St	0.43mi	2/2.0	1,119 (+11%)	23mo	$265,000	$237	42
21023 Delake Ave	0.73mi	2/1.0	1,128 (+12%)	2mo	$220,000	$195	40
21031 Nowell Ave	0.72mi	3/1.5 (+1)	1,120 (+11%)	9mo	$230,000	$205	33

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,192
• Equity at exit: $21,620

10-year hold

• IRR: 8.7%
• Equity multiple: 1.58×
• Total profit: $23,374
• Equity at exit: $12,537

Cash invested: $40,600 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 689
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$760
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $503

Break-even live

Break-even rent $1,181

Max offer price $145,000

Occupancy floor 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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21044 Delake Ave Port Charlotte, FL	3.0	1.0	1298	$1,500	$1.16	21d	1	0.64mi
37 Gimli St Port Charlotte, FL	3.0	2.0	1492	$2,400	$1.61	21d	1	0.77mi
22342 Priscilla Ave Port Charlotte, FL	3.0	2.0	1500	$2,000	$1.33	21d	1	0.99mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.05mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	13d	1	1.26mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	1.39mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	21d	1	1.40mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	1.47mi

Listing history 43 events

1. 2026-06-16
   status $145,000 Pending 133 DOM
2. 2026-06-16
   days on market $145,000 Active 133 DOM
3. 2026-06-15
   days on market $145,000 Active 132 DOM
4. 2026-06-14
   days on market $145,000 Active 130 DOM
5. 2026-06-13
   days on market $145,000 Active 129 DOM
6. 2026-06-10
   pricedays on market $145,000 Active 127 DOM
7. 2026-06-09
   days on market $155,000 Active 126 DOM
8. 2026-06-08
   days on market $155,000 Active 125 DOM
9. 2026-06-07
   days on market $155,000 Active 124 DOM
10. 2026-06-05
    days on market $155,000 Active 121 DOM
11. 2026-06-03
    days on market $155,000 Active 120 DOM
12. 2026-06-02
    days on market $155,000 Active 119 DOM
13. 2026-06-01
    days on market $155,000 Active 118 DOM
14. 2026-05-31
    days on market $155,000 Active 117 DOM
15. 2026-05-30
    days on market $155,000 Active 116 DOM
16. 2026-05-19
    status Pending
17. 2026-05-13
    price $155,000
18. 2026-04-20
    price $165,000
19. 2026-04-07
    price $170,000
20. 2026-04-01
    status Active
21. 2026-03-31
    historical
22. 2026-03-20
    price $185,000
23. 2026-02-26
    price $200,000
24. 2026-02-13
    price $225,000
25. 2026-02-13
    status Active
26. 2025-10-17
    status Pending
27. 2025-10-14
    price $175,000
28. 2025-09-29
    listed $189,000 Active
29. 2024-11-04
    historical
30. 2024-08-08
    listed $284,500 Active
31. 2018-07-05
    soldstatus $136,900
32. 2018-07-02
    soldstatus $136,900 Sold 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

33. 2018-05-09
    historical
34. 2018-04-14
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

35. 2018-04-06
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

36. 2018-03-31
    status Active 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

37. 2018-03-28
    status Pending 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

38. 2018-03-23
    listed $134,900 Active 293-char remark

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

39. 2018-03-23
    listed $134,900 Active

    Show marketing remark (293 chars)

    Ready to Move in!! Just Painted and Renovated 2 bedrooms, 2 bathrooms House in Port Charlotte, features tile and laminate throughout, and open kitchen to the dinning area, sliding doors to the back area, spacious backyard, and one car garage attached. Conveniently located close to Main Roads.

40. 2018-01-16
    soldstatus $83,900
41. 2008-10-13
    soldstatus $110,000
42. 1999-03-01
    soldstatus $51,900
43. 1989-12-01
    soldstatus $56,100

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,350 · $112/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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $21,815
• − Mortgage interest: −$8,122
• − Property taxes: −$1,350
• − Insurance: −$725
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$4,218
• Taxable income: $3,910
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $5,097/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): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

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 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

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: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• 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

+176.3% since first listed

28 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Listed $284,500 Stellar MLS as Distributed by MLS Grid
• 2018-07-05 Sold (Public Records) $136,900 Public Records
• 2018-07-02 Sold (MLS) $136,900 Stellar MLS as Distributed by MLS Grid
• 2018-05-09 Listing Removed — FORTMLS
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-23 Listed $134,900 FORTMLS
• 2018-03-23 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-16 Sold (Public Records) $83,900 Public Records
• 2008-10-13 Sold (Public Records) $110,000 Public Records
• 1999-03-01 Sold (Public Records) $51,900 Public Records
• 1989-12-01 Sold (Public Records) $56,100 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,350 · +2.0% YoY. Source: county tax records.