23268 Avacado Ave · Port Charlotte, FL 33980

$215,000

3 bd · 2.0 ba · 2,166 sqft · SingleFamily public records · 12 Days on market

Built 1987 10,000 sqft lot Est $388k · 45% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Short Sale. This 4-bedroom, 2-bath residence offers approximately 2,166 square feet of living space with a two-car garage and fenced yard, presenting an opportunity to complete an in-progress renovation. Much of the rehabilitation appears to be near completion, allowing the next owner to add their personal finishing touches. The home will require installation of a kitchen, appliances, mechanical systems, and repairs to the pool area. Situated in Flood Zone X and conveniently located near shopping, dining, and area amenities, this property provides strong underlying value for buyers seeking to complete a renovation project with significant progress alr

Key facts

• Fenced yard
• 0.23 acre lot
• 2 garage spots

Tags

• FENCED YARD
• IN PROGRESS RENOVATION
• INSTALLATION OF A KITCHEN
• REPAIRS TO THE POOL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 7.6% 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 (-4.0%/yr); 600 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $2,405/mo this rent would consume 45% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $387,714
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23248 Fullerton Ave	0.23mi	3/3.0	2,113 (-2%)	10mo	$345,000	$163	73
23485 Abers Ave	0.40mi	3/2.0	2,010 (-7%)	2mo	$355,000	$177	67
1330 Beacon Dr	0.45mi	3/2.0	1,980 (-9%)	5mo	$359,000	$181	60
1478 Abalom St	0.10mi	4/2.0 (+1)	1,941 (-10%)	17mo	$349,597	$180	59
22545 Quasar Blvd	0.68mi	3/2.0	1,916 (-12%)	1mo	$300,000	$157	49
1362 Wilmette St	0.35mi	4/3.0 (+1)	1,900 (-12%)	14mo	$340,000	$179	43
1343 Abscott St	0.41mi	3/2.0	1,886 (-13%)	22mo	$390,000	$207	41
23500 Quasar Blvd	0.66mi	4/2.0 (+1)	1,941 (-10%)	21mo	$345,999	$178	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: -13.0%
• Equity multiple: 0.55×
• Total profit: $-27,304
• Equity at exit: $32,057

10-year hold

• IRR: -10.2%
• Equity multiple: 0.47×
• Total profit: $-31,817
• Equity at exit: $18,589

Cash invested: $60,200 (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: 600
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$456 /mo · $5,477/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $227

Break-even live

Break-even rent $2,118

Max offer price $215,000

Occupancy floor 86%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	0.42mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	21d	1	0.46mi
23289 Nancy Ave Port Charlotte, FL	3.0	2.0	2059	$2,000	$0.97	21d	1	0.76mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	13d	276	0.80mi
23444 Steeple Ave Punta Gorda, FL	4.0	2.0	1941	$2,250	$1.16	21d	1	0.83mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	21d	1	0.84mi
23367 Mayville Ave Punta Gorda, FL	4.0	2.0	1532	$2,300	$1.50	21d	1	1.03mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	21d	1	1.10mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	21d	1	1.13mi
2827 Suncoast Lakes Blvd Punta Gorda, FL	4.0	3.0	2455	$2,700	$1.10	21d	1	1.15mi
23261 Lehigh Ave Port Charlotte, FL	3.0	2.0	2155	$2,300	$1.07	13d	1	1.17mi
24312 Westgate Blvd Punta Gorda, FL	3.0	2.0	2044	$4,500	$2.20	21d	1	1.23mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	21d	1	1.28mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	21d	1	1.28mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	13d	28	1.30mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	1.40mi
3177 Clifford St Punta Gorda, FL	3.0	2.0	1935	$2,400	$1.24	21d	1	1.41mi
3185 Clifford St Port Charlotte, FL	3.0	2.0	1776	$2,400	$1.35	13d	1	1.43mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	21d	1	1.43mi

Listing history 24 events

1. 2026-03-19
   status Pending
2. 2026-03-18
   price $215,000
3. 2026-03-04
   listed $250,000 Active
4. 2026-01-07
   historical
5. 2025-08-26
   price $410,000
6. 2025-08-07
   listed $415,000 Active
7. 2025-06-04
   historical
8. 2025-04-25
   price $424,900
9. 2025-04-22
   listed $439,900 Active
10. 2025-03-19
    historical
11. 2025-02-10
    price $439,900
12. 2025-01-09
    listed $449,900 Active
13. 2024-11-25
    historical
14. 2024-10-29
    listed $524,900 Active
15. 2024-06-27
    soldstatus $250,000 Closed
16. 2024-05-21
    status Pending
17. 2024-05-15
    status Active
18. 2024-01-21
    status Pending
19. 2023-12-18
    listed $200,000 Active
20. 2023-06-13
    status Pending
21. 2023-06-08
    listed $200,000 Active
22. 2015-12-10
    historical
23. 2015-12-02
    listed $179,900 Active
24. 1995-05-24
    soldstatus $94,000

ⓘ 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: $5,477 · $456/mo
• Projected year-2 tax: $5,477 · $456/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $28,863
• − Mortgage interest: −$12,043
• − Property taxes: −$5,477
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$6,255
• Taxable loss: −$606
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $2,865/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

+128.7% since first listed

24 events — show timeline

• 2026-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listed $415,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Price Changed $424,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-22 Listed $439,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $439,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-09 Listed $449,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Listed $524,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-18 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-08 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-12-02 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 1995-05-24 Sold (Public Records) $94,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $5,477 · +2.0% YoY. Source: county tax records.