3381 Westlund Ter · Port Charlotte, FL 33952

$180,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 21 Days on market

Built 1959 7,499 sqft lot Est $210k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +12.7/30.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

HURRICANE DAMAGE, to be sold as-is. NEW ROOF on 10/25/2022! This 3 bedroom 1 bath home did sustain some damages to the home such as some drywall and insulation. The price does reflect the damage. Perfect fixer upper for an investor or snowbird. Carport and screened lanai. Central AC. Some newer styled windows. Make your offer today.

Key facts

• New roof
• Conveniently located
• 7,499 sq ft lot

Tags

• DURABLE TILE FLOORING
• NEW ROOF
• EXISTING TENANT OCCUPANCY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property zoned RSF3.5; Unfurnished; No home warranty indicated
• HOA & community: No association indicated; Part-time community management

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Water source not specified; Other utilities
• Home design: Single-family residence; One-story; Faces south
• Construction: Block construction; Other roof; Block foundation; Built as a residential single family home
• Exterior features: Asphalt road access; Lot dimensions approximately 75 x 100; Lot size about 0.17 acre

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.9% below list).
• Recommended offer: $155k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 40 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).
• This rent runs 30% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $155,010 (13.9% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $210,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Starlite Ln	0.15mi	2/1.0	1,011 (-0%)	9mo	$206,500	$204	85
130 Adams Ct NW	0.63mi	2/2.0	1,050 (+3%)	3mo	$300,000	$286	58
21914 Cellini Ave	0.73mi	3/1.0 (+1)	952 (-6%)	5mo	$197,500	$207	46
3432 Easy St	0.40mi	2/1.0	1,145 (+13%)	18mo	$190,000	$166	45
3407 Conway Blvd	0.49mi	2/2.0	918 (-10%)	20mo	$250,000	$272	40
22131 Belinda Ave	0.75mi	2/1.0	901 (-11%)	9mo	$125,000	$139	39
21696 Augusta Ave	0.67mi	2/1.0	888 (-13%)	20mo	$189,000	$213	31

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: -23.2%
• Equity multiple: 0.22×
• Total profit: $-39,104
• Equity at exit: $26,839

10-year hold

• IRR: -29.6%
• Equity multiple: -0.16×
• Total profit: $-58,375
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$944
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-86

Break-even live

Break-even rent $1,659

Max offer price $164,862

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	0.12mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	0.17mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.20mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	0.21mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.25mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	0.26mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.31mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.45mi
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	21d	1	0.52mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	0.53mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.64mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	0.66mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.66mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.67mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	13d	2	0.67mi
125 Cambridge Dr NW Unit NA Port Charlotte, FL	2.0	1.0	1200	$1,750	$1.46	21d	1	0.73mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.75mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.80mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.81mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.82mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	0.83mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.85mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.85mi
3602 Harbor Blvd Port Charlotte, FL	2.0	2.0	1292	$1,700	$1.32	21d	1	0.93mi
511 Palmetto Dr NE Port Charlotte, FL	3.0	2.0	1216	$2,100	$1.73	21d	1	0.96mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.98mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	1.00mi
480 Sharon Cir Port Charlotte, FL	3.0	1.0	1240	$1,695	$1.37	21d	1	1.00mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.00mi
510 Sharon Cir Port Charlotte, FL	2.0	2.0	1204	$1,500	$1.25	21d	1	1.02mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	13d	1	1.03mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	1.05mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	21d	1	1.06mi
22328 Yonkers Ave Port Charlotte, FL	2.0	2.0	1342	$1,575	$1.17	21d	1	1.09mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	13d	3	1.10mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,425	$1.48	21d	2	1.10mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.14mi
220 Mentel Ter Port Charlotte, FL	2.0	1.0	1040	$1,450	$1.39	21d	1	1.14mi
4158 Tamiami Trl Unit M4 Port Charlotte, FL	2.0	2.0	919	$1,500	$1.63	21d	1	1.18mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	1.18mi

Listing history 29 events

1. 2026-06-18
   days on market $180,000 Active 21 DOM
2. 2026-06-17
   days on market $180,000 Active 20 DOM
3. 2026-06-16
   days on market $180,000 Active 19 DOM
4. 2026-06-15
   days on market $180,000 Active 18 DOM
5. 2026-06-14
   days on market $180,000 Active 16 DOM
6. 2026-06-13
   days on market $180,000 Active 15 DOM
7. 2026-06-10
   days on market $180,000 Active 13 DOM
8. 2026-06-09
   days on market $180,000 Active 12 DOM
9. 2026-06-08
   days on market $180,000 Active 11 DOM
10. 2026-06-07
    days on market $180,000 Active 10 DOM
11. 2026-06-05
    days on market $180,000 Active 7 DOM
12. 2026-06-03
    days on market $180,000 Active 6 DOM
13. 2026-06-02
    days on market $180,000 Active 5 DOM
14. 2026-06-01
    days on market $180,000 Active 4 DOM
15. 2026-05-31
    days on market $180,000 Active 3 DOM
16. 2026-05-30
    days on market $180,000 Active 2 DOM
17. 2026-05-28
    listed $180,000 Active
18. 2023-01-19
    soldstatus $135,000
19. 2023-01-18
    soldstatus $135,000 Closed 334-char remark

    Show marketing remark (334 chars)

    HURRICANE DAMAGE, to be sold as-is. NEW ROOF on 10/25/2022! This 3 bedroom 1 bath home did sustain some damages to the home such as some drywall and insulation. The price does reflect the damage. Perfect fixer upper for an investor or snowbird. Carport and screened lanai. Central AC. Some newer styled windows. Make your offer today.

20. 2022-12-12
    status Pending 334-char remark

    Show marketing remark (334 chars)

    HURRICANE DAMAGE, to be sold as-is. NEW ROOF on 10/25/2022! This 3 bedroom 1 bath home did sustain some damages to the home such as some drywall and insulation. The price does reflect the damage. Perfect fixer upper for an investor or snowbird. Carport and screened lanai. Central AC. Some newer styled windows. Make your offer today.

21. 2022-12-02
    price $149,900 334-char remark

    Show marketing remark (334 chars)

    HURRICANE DAMAGE, to be sold as-is. NEW ROOF on 10/25/2022! This 3 bedroom 1 bath home did sustain some damages to the home such as some drywall and insulation. The price does reflect the damage. Perfect fixer upper for an investor or snowbird. Carport and screened lanai. Central AC. Some newer styled windows. Make your offer today.

22. 2022-10-28
    listed $169,900 Active 334-char remark

    Show marketing remark (334 chars)

    HURRICANE DAMAGE, to be sold as-is. NEW ROOF on 10/25/2022! This 3 bedroom 1 bath home did sustain some damages to the home such as some drywall and insulation. The price does reflect the damage. Perfect fixer upper for an investor or snowbird. Carport and screened lanai. Central AC. Some newer styled windows. Make your offer today.

23. 2006-07-18
    historical
24. 2006-07-07
    listed $129,900
25. 2006-04-04
    listed $134,900
26. 2006-01-10
    soldstatus $82,000
27. 2006-01-09
    soldstatus $82,000
28. 2005-11-08
    listed $87,900
29. 1990-05-01
    soldstatus $35,000

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 8/10 Severe FEMA zone X (shaded) · 96% 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: $18,601
• − Mortgage interest: −$10,083
• − Property taxes: −$2,699
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,236
• Taxable loss: −$4,090
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $-47/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

+414.3% since first listed

13 events — show timeline

• 2026-05-28 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-19 Sold (Public Records) $135,000 Public Records
• 2023-01-18 Sold (MLS) $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-02 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-28 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-07-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-07-07 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-04 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-10 Sold (Public Records) $82,000 Public Records
• 2006-01-09 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-08 Listed $87,900 Stellar MLS as Distributed by MLS Grid
• 1990-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,699 · -5.1% YoY. Source: county tax records.