2546 Ambrose Ln · Port Charlotte, FL 33952

$5,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 11 Days on market

Built 1960 10,454 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

Key facts

• 0.24 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Zoning: RSF3.5; Lot size: 0.24 acres

Exterior

• Parking: 1-car garage; Garage parking
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring; 1 total room

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$176,852) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 286.7% 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 soft (-1.4%/yr); 707 active listings in the ZIP; 27 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $5,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 30.45% ✓
• Cap rate: 286.67%
• Cash-on-cash: 1001.33%
• DSCR: 45.55
• GRM: 0.3

CMA / ARV

• ARV (on-the-fly): $176,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 Elkcam Blvd	0.21mi	3/2.0 (+1)	988 (0%)	4mo	$50,000	$51	78
2392 Elkcam Blvd	0.16mi	3/2.0 (+1)	972 (-2%)	18mo	$80,000	$82	66
21139 Bersell Ave	0.34mi	3/1.0 (+1)	874 (-12%)	1mo	$150,000	$172	59
525 Azalea Dr NW	0.45mi	2/2.0	1,066 (+8%)	4mo	$170,000	$159	58
517 Reading St	0.54mi	2/2.0	936 (-5%)	8mo	$135,000	$144	55
526 Azalea Ave NW	0.73mi	2/2.0	968 (-2%)	9mo	$190,000	$196	51
635 W Tarpon Blvd NW	0.53mi	2/2.0	1,048 (+6%)	12mo	$185,000	$177	51
130 Adams Ct NW	0.74mi	2/2.0	1,050 (+6%)	3mo	$300,000	$286	48
2562 Lakeshore Cir	0.27mi	3/2.0 (+1)	1,094 (+11%)	18mo	$246,500	$225	46
21190 Midway Blvd	0.62mi	2/2.0	1,039 (+5%)	16mo	$219,000	$211	45
21019 Malden Ave	0.75mi	2/2.0	858 (-13%)	8mo	$215,000	$251	33
21327 Midway Blvd	0.75mi	2/2.0	1,116 (+13%)	8mo	$200,000	$179	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: —
• Equity multiple: 31.18×
• Total profit: $42,251
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 59.24×
• Total profit: $81,533
• Equity at exit: $432

Cash invested: $1,400 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $742

Break-even live

Break-even rent $584

Max offer price $5,000

Occupancy floor 46%

Sensitivity live

Price	-10% $745	-5% $743	+0% $742	+5% $740	+10% $738
Rent	-10% $621	-5% $682	+0% $742	+5% $802	+10% $862
Rate	-1.0pp $744	-0.5pp $743	base $742	+0.5pp $740	+1.0pp $739

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.13mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.18mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.22mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.28mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.38mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.38mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.39mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.45mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	0.47mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	0.47mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	0.50mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.55mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.55mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.72mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.72mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	22d	1	0.73mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.78mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	0.83mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.86mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	0.98mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	1.04mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	1.17mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	1.18mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	1.34mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	1.36mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	22d	1	1.40mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	1.45mi

Listing history 22 events

1. 2026-06-01
   days on market $5,000 Active 11 DOM
2. 2026-05-31
   days on market $5,000 Active 10 DOM
3. 2026-05-30
   days on market $5,000 Active 9 DOM
4. 2026-05-21
   listed $5,000 Active
5. 2024-11-14
   soldstatus $225,000
6. 2024-11-06
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

7. 2024-11-05
   soldstatus $225,000 Closed 407-char remark

   Show marketing remark (407 chars)

   Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

8. 2024-11-05
   soldstatus $225,000 Closed 407-char remark

   Show marketing remark (407 chars)

   Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

9. 2024-10-02
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

10. 2024-10-02
    listed $214,900 Active 407-char remark

    Show marketing remark (407 chars)

    Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

11. 2024-09-27
    historical Active Under Contract 407-char remark

    Show marketing remark (407 chars)

    Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

12. 2024-09-26
    listed $214,900 Active 407-char remark

    Show marketing remark (407 chars)

    Beautiful remodeled 3/1 home in the heart of Port Charlotte. Property is freshly painted with laminate flooring, nice stainless steel appliances and updated kitchen and bathroom. Roof and AC 3-4 yrs old. Need some storage, also has a HUGE shed in the back. Very affordable property, great for first time home buyers and investors. New developments all around the area, growing fast!!! Don't miss out on this

13. 2024-08-19
    historical
14. 2024-08-19
    historical
15. 2024-08-08
    price $215,000
16. 2024-07-05
    price $214,900
17. 2024-05-28
    listed $219,900 Active
18. 2024-05-28
    listed $219,900 Active
19. 2022-01-24
    price $1,670
20. 2021-08-12
    soldstatus $89,000
21. 2000-11-02
    soldstatus $38,500
22. 1997-06-06
    soldstatus $50,000

ⓘ 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 AE · 98% 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: $18,270
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$5,144
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$145
• Taxable income: $9,703
• Est. tax owed @ 24.0%: −$2,329
• After-tax cash flow: $6,571/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): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

-90.0% since first listed

19 events — show timeline

• 2026-05-21 Listed $5,000 HAOR as distributed by MLS GRID
• 2024-11-14 Sold (Public Records) $225,000 Public Records
• 2024-11-06 Pending — SCMLS
• 2024-11-05 Sold (MLS) $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-05 Sold (MLS) $225,000 SCMLS
• 2024-10-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Listed $214,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Contingent — SCMLS
• 2024-09-26 Listed $214,900 SCMLS
• 2024-08-19 Listing Removed — SCMLS
• 2024-08-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-08 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $214,900 SCMLS
• 2024-05-28 Listed $219,900 SCMLS
• 2024-05-28 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Price Changed $1,670 RENT.
• 2021-08-12 Sold (Public Records) $89,000 Public Records
• 2000-11-02 Sold (Public Records) $38,500 Public Records
• 1997-06-06 Sold (Public Records) $50,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $2,999 · +1.5% YoY. Source: county tax records.