264 Ambler St · Port Charlotte, FL 33954

$225,000

2 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 46 Days on market

Built 1981 10,000 sqft lot Est $221k · at est.

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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 +10.3/30.0
• ARV discount +6.8/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

Key facts

• Full hvac system
• Pool pump
• Complete re-pipe

Tags

• FULL HVAC SYSTEM
• COMPLETE RE-PIPE
• NEW ELECTRICAL PANEL
• POOL PUMP
• NO HOA
• NO FLOOD ZONE

Property features AI

Finance

• Other: Unfurnished; No home warranty indicated

Exterior

• Parking: Attached garage (1 car) — approximately 12x21
• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Single family residence; Residential property; One story; Facing west; Completed condition
• Construction: Vinyl siding; Frame construction; Shingle roof; Slab foundation; Built as part of existing structure (completed)
• Exterior features: Screened patio/porch; In-ground fiberglass spa; In-ground pool with screen enclosure; Flood zone; Paved lot/road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Parquet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; French doors; Inside utility room
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.9% below list).
• Recommended offer: $178k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Port Charlotte — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 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 50% FRL track the district average.
• 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $152k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $177,939 (20.9% 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 46 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $221,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21023 Delake Ave	0.40mi	2/1.0	1,128 (+4%)	2mo	$220,000	$195	68
520 Fletcher St	0.70mi	2/2.0	1,094 (+1%)	5mo	$240,000	$219	61
21031 Nowell Ave	0.44mi	3/1.5 (+1)	1,120 (+4%)	9mo	$230,000	$205	59
21224 Davison Ave	0.46mi	3/2.0 (+1)	1,052 (-3%)	14mo	$220,000	$209	58
439 Northview St	0.37mi	2/2.0	1,119 (+4%)	23mo	$265,000	$237	57
21025 Peachland Blvd	0.56mi	2/2.0	1,199 (+11%)	0mo	$225,000	$188	55
329 Hinton St	0.35mi	3/2.0 (+1)	1,144 (+6%)	18mo	$230,000	$201	54
20408 Laverne Ave	0.74mi	2/2.0	962 (-11%)	22mo	$195,000	$203	29

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-49,501
• Equity at exit: $33,548

10-year hold

• IRR: -29.2%
• Equity multiple: -0.16×
• Total profit: $-73,306
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-123

Break-even live

Break-even rent $1,935

Max offer price $203,262

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• 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	0.33mi
37 Gimli St Port Charlotte, FL	3.0	2.0	1492	$2,400	$1.61	21d	1	0.45mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	13d	1	1.12mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	21d	1	1.17mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.18mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	1.34mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.35mi
22342 Priscilla Ave Port Charlotte, FL	3.0	2.0	1500	$2,000	$1.33	21d	1	1.49mi

Listing history 25 events

1. 2026-05-08
   price $225,000
2. 2026-04-13
   listed $229,000 Active
3. 2025-11-25
   historical
4. 2025-11-17
   listed $200,000 Active
5. 2021-04-15
   soldstatus $152,000
6. 2021-04-05
   soldstatus $152,000 Closed 340-char remark

   Show marketing remark (340 chars)

   Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

7. 2021-04-01
   status Pending 340-char remark

   Show marketing remark (340 chars)

   Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

8. 2021-02-28
   status Pending 340-char remark

   Show marketing remark (340 chars)

   Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

9. 2021-02-23
   status Active 340-char remark

   Show marketing remark (340 chars)

   Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

10. 2021-02-05
    historical 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

11. 2021-02-01
    status Active 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

12. 2020-12-12
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

13. 2020-12-12
    historical 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

14. 2020-11-05
    status Active 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

15. 2020-10-14
    historical 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

16. 2020-10-12
    price $155,000 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

17. 2020-08-16
    price $160,000 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

18. 2020-08-03
    listed $170,000 Active 340-char remark

    Show marketing remark (340 chars)

    Great 3bed/1bath starter home with a pool! Roof replaced in 2014, newer A/C system with heat pump by Trane, newer septic system, new water heater. Large covered lanai & pool area which offers loads of privacy & is fenced. Easy access to Veterans, shopping, I75 & 41. Be sure to put this on your "must see" list!

19. 2014-10-17
    soldstatus $73,000 Sold
20. 2014-10-15
    soldstatus $73,000
21. 2014-09-13
    status Pending
22. 2014-09-03
    status Active
23. 2014-08-31
    status Pending
24. 2014-08-20
    listed $74,900 Active
25. 1981-03-01
    soldstatus $37,200

ⓘ 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: $3,061 · $255/mo
• Projected year-2 tax: $3,061 · $255/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $21,353
• − Mortgage interest: −$12,603
• − Property taxes: −$3,061
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$6,545
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-181/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

+504.8% since first listed

25 events — show timeline

• 2026-05-08 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-15 Sold (Public Records) $152,000 Public Records
• 2021-04-05 Sold (MLS) $152,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-02-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-11-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-10-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-10-12 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-16 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-03 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-17 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-15 Sold (Public Records) $73,000 Public Records
• 2014-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-08-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-20 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 1981-03-01 Sold (Public Records) $37,200 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,061 · -7.1% YoY. Source: county tax records.