1237 Pike Ave NW · Port Charlotte, FL 33948

$271,990

3 bd · 2.0 ba · 1,240 sqft · Land · 68 Days on market

Built 2026 10,022 sqft lot

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot size about 0.23 acres (approx. 931 m²); Building area reported by builder; Builder license CBC1262095; Permit number 20260203418; Zoning: RSF3.5

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One story; North-facing; Under construction (projected completion June 30, 2026)
• Construction: Concrete construction; Shingle roof; Slab foundation; New construction; Builder: Coaston Homes LLC (Model: Bristol)
• Exterior features: Paved road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Solid surface counters; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry closet

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $272k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (26.2% below list).
• Recommended offer: $201k (26.2% below list) — sets the bar for 1% rule.

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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 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 53% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 963 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $8k 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 68 days — a 6% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $15k; list at $272k implies a 1713% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $200,755 (26.2% 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 68 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.5%
• Equity multiple: 0.04×
• Total profit: $-72,825
• Equity at exit: $40,555

10-year hold

• IRR: -49.8%
• Equity multiple: -0.52×
• Total profit: $-115,399
• Equity at exit: $23,517

Cash invested: $76,157 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 963
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,080/yr
• Insurance: −$113
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-360

Break-even live

Break-even rent $2,463

Max offer price $219,875

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-266	+0% $-360	+5% $-454	+10% $-548
Rent	-10% $-519	-5% $-439	+0% $-360	+5% $-281	+10% $-202
Rate	-1.0pp $-223	-0.5pp $-291	base $-360	+0.5pp $-431	+1.0pp $-502

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: $67,998
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	23d	1	0.10mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	23d	1	0.56mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	15d	8	0.84mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	23d	2	0.85mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	15d	1	0.89mi
2000 Forrest Nelson Blvd Unit B6 Port Charlotte, FL	2.0	2.5	1218	$1,400	$1.15	23d	1	0.91mi
979 Roseway Ter NW Unit 979 Port Charlotte, FL	2.0	2.0	1140	$1,750	$1.54	23d	1	0.98mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	23d	1	0.98mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	23d	1	1.01mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	23d	1	1.08mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	23d	1	1.13mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	23d	1	1.22mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	23d	1	1.25mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	23d	1	1.31mi
1174 Victoria Ave Port Charlotte, FL	2.0	2.0	1092	$1,650	$1.51	23d	1	1.34mi
20254 Lorenzo Ave Port Charlotte, FL	4.0	2.0	1449	$1,895	$1.31	23d	1	1.34mi
650 Hartford Dr NW Port Charlotte, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	1.40mi

Listing history 30 events

1. 2026-06-22
   days on market $271,990 Active 68 DOM
2. 2026-06-18
   days on market $271,990 Active 65 DOM
3. 2026-06-17
   pricedays on market $271,990 Active 64 DOM
4. 2026-06-16
   days on market $272,990 Active 63 DOM
5. 2026-06-15
   days on market $272,990 Active 62 DOM
6. 2026-06-14
   days on market $272,990 Active 60 DOM
7. 2026-06-13
   days on market $272,990 Active 59 DOM
8. 2026-06-10
   pricedays on market $272,990 Active 57 DOM
9. 2026-06-09
   days on market $276,990 Active 56 DOM
10. 2026-06-08
    days on market $276,990 Active 55 DOM
11. 2026-06-07
    days on market $276,990 Active 54 DOM
12. 2026-06-05
    days on market $276,990 Active 51 DOM
13. 2026-06-03
    days on market $276,990 Active 50 DOM
14. 2026-06-03
    price $276,990 Active 49 DOM
15. 2026-06-02
    days on market $279,990 Active 49 DOM
16. 2026-06-01
    days on market $279,990 Active 48 DOM
17. 2026-05-31
    days on market $279,990 Active 47 DOM
18. 2026-05-30
    days on market $279,990 Active 46 DOM
19. 2026-05-21
    price $282,990
20. 2026-04-14
    listed $284,990 Active
21. 2025-12-27
    soldstatus $15,000
22. 2025-12-23
    soldstatus $15,000 Closed 591-char remark

    Show marketing remark (591 chars)

    Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

23. 2025-12-03
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

24. 2025-11-04
    status Active 591-char remark

    Show marketing remark (591 chars)

    Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

25. 2025-10-27
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

26. 2025-09-29
    listed $15,000 Active 591-char remark

    Show marketing remark (591 chars)

    Fantastic opportunity to own a vacant lot in the heart of Port Charlotte. Build your dream home, vacation retreat, or investment property in one of Southwest Florida’s fastest-growing areas. Enjoy nearby Gulf Beaches, world-class fishing, boating, golf courses, parks, Charlotte Sports Park & Sunseeker Resort. Conveniently close to US-41 and I-75, shopping, dining, and medical centers. Punta Gorda’s historic waterfront is just a short drive away. With new construction throughout the area, now is the perfect time to secure your place in this thriving coastal community.

27. 2016-11-08
    soldstatus $5,500 Sold 323-char remark

    Show marketing remark (323 chars)

    This is a great lot in a great neighborhood, ready for you to build your new home. It's just minutes from the Port Charlotte Town Center Mall and close to great shopping, restaurants, golf and so much more. Lot prices are on the rise, and construction is happening all around town. Don't miss out on this great opportunity!

28. 2016-11-08
    soldstatus $5,500

    Show marketing remark (323 chars)

    This is a great lot in a great neighborhood, ready for you to build your new home. It's just minutes from the Port Charlotte Town Center Mall and close to great shopping, restaurants, golf and so much more. Lot prices are on the rise, and construction is happening all around town. Don't miss out on this great opportunity!

29. 2016-10-11
    status Pending 323-char remark

    Show marketing remark (323 chars)

    This is a great lot in a great neighborhood, ready for you to build your new home. It's just minutes from the Port Charlotte Town Center Mall and close to great shopping, restaurants, golf and so much more. Lot prices are on the rise, and construction is happening all around town. Don't miss out on this great opportunity!

30. 2015-02-02
    listed $6,000 Active 323-char remark

    Show marketing remark (323 chars)

    This is a great lot in a great neighborhood, ready for you to build your new home. It's just minutes from the Port Charlotte Town Center Mall and close to great shopping, restaurants, golf and so much more. Lot prices are on the rise, and construction is happening all around town. Don't miss out on this great opportunity!

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 93% 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: $24,091
• − Mortgage interest: −$15,236
• − Property taxes: −$4,080
• − Insurance: −$2,157
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$7,912
• Taxable loss: −$9,149
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-2,126/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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

+4616.5% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $282,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $284,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Sold (Public Records) $15,000 Public Records
• 2025-12-23 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Listed $15,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-08 Sold (Public Records) $5,500 Public Records
• 2016-11-08 Sold (MLS) $5,500 Stellar MLS as Distributed by MLS Grid
• 2016-10-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-02-02 Listed $6,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $474 · -0.5% YoY. Source: county tax records.