2331 Abscott St · Port Charlotte, FL 33952

$199,900

2 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 5 Days on market

Built 1973 10,000 sqft lot Est $217k · 8% 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 +21.6/30.0
• ARV discount +11.1/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

3 bedromm, 2 bath home. Located close to schools and local shopping, with easy access to interstate. City water and sewer. ALL OFFERS CONTINGENT ON BANK OF AMERICA ADDENDUM. ALL OFFERS MUST BE ACCOMPANIED WITH A BANK OF AMERICA PRE APPROVAL LETTER. ANY BUYER USING BANK OF AMERICA WILL RECIEVE A FREE CREDIT REPORT AND APPRAISAL. BUYER TO VERIFY LOT SIZE BY SURVEY.

Key facts

• Screened patio
• Newer impact windows
• Screened lanai

Tags

• SHINGLE ROOF REPLACEMENT
• NEWER IMPACT WINDOWS
• SCREENED LANAI
• DEDICATED MAKEUP VANITY
• LARGE WALK-IN SHOWER
• SCREENED PATIO

Property features AI

Finance

• Other: Furnished; Unit number: 1
• Financial info: No lease restrictions
• HOA & community: No association fees; Association approval not required; Pets allowed

Exterior

• Parking: Covered driveway; Carport (1 space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Single-family residence; One story; Facing west; Completed condition; Homestead exempt
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot approximately 0.23 acres (125 x 80)
• Exterior features: Covered, screened patio; Patio; Outdoor lighting; Rain gutters; Sliding doors; Above-ground spa

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Thermostat
• Laundry & utility: Laundry room with washer and dryer hookups (inside); Inside utility and storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.5% below list).
• Recommended offer: $193k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 21 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).
• This rent runs 38% 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $42k; list at $200k implies a 382% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $192,922 (3.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $217,160
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22549 Bolanos Ct	0.16mi	2/2.0	1,217 (-0%)	7mo	$230,000	$189	86
22486 Olean Blvd	0.46mi	2/2.0	1,217 (-0%)	5mo	$205,000	$168	74
23279 Burlingame Ave	0.40mi	2/2.0	1,180 (-3%)	8mo	$210,000	$178	70
23142 Hemenway Ave	0.24mi	3/2.0 (+1)	1,398 (+15%)	5mo	$220,000	$157	55
1563 Beacon Dr	0.56mi	2/2.0	1,176 (-4%)	15mo	$211,000	$179	55
1517 Abel St	0.67mi	3/2.0 (+1)	1,220 (0%)	15mo	$170,000	$139	51
1660 Hayworth Rd	0.68mi	3/1.5 (+1)	1,169 (-4%)	6mo	$252,500	$216	49
22417 Oceanside Ave	0.68mi	3/2.0 (+1)	1,206 (-1%)	21mo	$209,900	$174	44
3085 Crowder St	0.60mi	2/2.0	1,362 (+12%)	11mo	$199,000	$146	44
22374 New York Ave	0.67mi	2/2.0	1,327 (+9%)	21mo	$350,000	$264	37
3080 Saint James St	0.55mi	3/2.0 (+1)	1,398 (+15%)	11mo	$277,000	$198	36

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: -9.4%
• Equity multiple: 0.67×
• Total profit: $-18,665
• Equity at exit: $29,806

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-13,344
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $305

Break-even live

Break-even rent $1,543

Max offer price $199,900

Occupancy floor 79%

Sensitivity live

Price	-10% $419	-5% $362	+0% $305	+5% $249	+10% $192
Rent	-10% $153	-5% $229	+0% $305	+5% $382	+10% $458
Rate	-1.0pp $406	-0.5pp $356	base $305	+0.5pp $254	+1.0pp $201

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	14d	1	0.19mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	14d	1	0.29mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	0.72mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	22d	1	0.75mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	0.92mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	1.00mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	22d	1	1.02mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	1.06mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	1.12mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	22d	1	1.19mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	1.24mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	22d	1	1.25mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	22d	1	1.29mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.31mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	22d	1	1.32mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	1.35mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	14d	1	1.45mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	14d	1	1.46mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	1.47mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	1.47mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	22d	1	1.48mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $199,900 Pending 5 DOM
2. 2026-06-10
   days on market $199,900 Active 4 DOM
3. 2026-06-09
   days on market $199,900 Active 3 DOM
4. 2026-06-08
   days on market $199,900 Active 2 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $199,900 Active 1 DOM

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$614/yr (+$51/mo · 58.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% 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: $23,151
• − Mortgage interest: −$11,198
• − Property taxes: −$1,045
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,815
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $3,572/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

+25.1% since first listed

9 events — show timeline

• 2026-06-06 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2010-08-26 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2010-06-29 Listed $43,900 Stellar MLS as Distributed by MLS Grid
• 2009-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-10-09 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-16 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-10 Sold (Public Records) $161,857 Public Records
• 2006-06-29 Sold (MLS) $161,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-28 Listed $159,850 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $1,045 · +1.4% YoY. Source: county tax records.