3471 Winona St · Port Charlotte, FL 33948

$330,000

4 bd · 2.0 ba · 1,636 sqft · Land · 519 Days on market

Built 2026 9,999 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 +8.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO HOA, NO deed restrictions. Located in a developed neighborhood that still has abundant land. This is located only about 30 minutes from Englewood beach. About 5-10 minutes from Port Charlotte Town Center, Walmart, Target, Publix, and many restaurants. Only 4 minute drive from Spring Lake Park which has a boat ramp. Very close to all age groups of schools.

Key facts

• 9,999 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot approximately 0.23 acres (80 x 125); Living area reported as 1,636 sq ft; total building area 2,079 sq ft; Direction faces East; Property zoned RSF3.5

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Well water; Septic tank; Electricity connected; Cable available; Public utilities available
• Home design: Single family residence; One story; East-facing; Residential property; Completed new construction (projected completion listed as 2026-03-31)
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Hurricane shutters; Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: In-wall pest system; Open floorplan; Stone counters; Window treatments
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (22.7% below list).
• Recommended offer: $230k (30.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.2% 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: 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; 25 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).
• At $2,552/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 501% 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 $2k of loan paydown is wiped out by about $10k 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 519 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask is 13100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $56k; list at $330k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,001 (30.3% 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 519 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.8

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: -36.3%
• Equity multiple: -0.13×
• Total profit: $-104,667
• Equity at exit: $49,204

10-year hold

• IRR: -79.8%
• Equity multiple: -0.90×
• Total profit: $-175,499
• Equity at exit: $28,532

Cash invested: $92,400 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 963
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-691

Break-even live

Break-even rent $3,427

Max offer price $230,001

Occupancy floor —

Sensitivity live

Price	-10% $-463	-5% $-577	+0% $-691	+5% $-805	+10% $-919
Rent	-10% $-893	-5% $-792	+0% $-691	+5% $-590	+10% $-489
Rate	-1.0pp $-525	-0.5pp $-607	base $-691	+0.5pp $-777	+1.0pp $-864

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	22d	1	0.49mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	22d	1	0.59mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	0.60mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	22d	1	0.62mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	22d	1	0.65mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	22d	1	0.76mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	22d	1	0.81mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	15d	1	0.81mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	22d	1	0.83mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	15d	1	0.90mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	15d	1	0.92mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	22d	1	0.96mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	22d	1	0.99mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	22d	1	1.02mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	22d	1	1.07mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	22d	1	1.10mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	15d	1	1.11mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	22d	1	1.16mi
17146 Marydale Rd Port Charlotte, FL	3.0	2.0	2031	$5,000	$2.46	15d	1	1.20mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	22d	1	1.20mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	22d	1	1.23mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	22d	1	1.24mi
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	22d	1	1.27mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	22d	1	1.41mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	22d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $330,000 Active 519 DOM
2. 2026-06-17
   days on market $330,000 Active 518 DOM
3. 2026-06-16
   days on market $330,000 Active 517 DOM
4. 2026-06-15
   days on market $330,000 Active 516 DOM
5. 2026-06-14
   days on market $330,000 Active 514 DOM
6. 2026-06-13
   days on market $330,000 Active 513 DOM
7. 2026-06-10
   days on market $330,000 Active 511 DOM
8. 2026-06-09
   days on market $330,000 Active 510 DOM
9. 2026-06-08
   days on market $330,000 Active 509 DOM
10. 2026-06-05
    days on market $330,000 Active 505 DOM
11. 2026-06-02
    days on market $330,000 Active 503 DOM
12. 2026-06-01
    days on market $330,000 Active 502 DOM
13. 2026-05-31
    days on market $330,000 Active 501 DOM
14. 2026-05-30
    days on market $330,000 Active 500 DOM
15. 2026-03-27
    price $330,000
16. 2026-03-01
    price $350,000
17. 2026-01-26
    price $359,000
18. 2026-01-25
    price $2,300
19. 2025-12-24
    listed $2,500
20. 2025-12-04
    price $365,000
21. 2025-09-13
    price $380,000
22. 2025-01-15
    listed $385,000 Active
23. 2022-05-23
    soldstatus $56,000
24. 2022-04-15
    soldstatus $12,500 Closed 360-char remark

    Show marketing remark (360 chars)

    NO HOA, NO deed restrictions. Located in a developed neighborhood that still has abundant land. This is located only about 30 minutes from Englewood beach. About 5-10 minutes from Port Charlotte Town Center, Walmart, Target, Publix, and many restaurants. Only 4 minute drive from Spring Lake Park which has a boat ramp. Very close to all age groups of schools.

25. 2022-04-15
    soldstatus $12,500

    Show marketing remark (360 chars)

    NO HOA, NO deed restrictions. Located in a developed neighborhood that still has abundant land. This is located only about 30 minutes from Englewood beach. About 5-10 minutes from Port Charlotte Town Center, Walmart, Target, Publix, and many restaurants. Only 4 minute drive from Spring Lake Park which has a boat ramp. Very close to all age groups of schools.

26. 2022-03-02
    status Pending 360-char remark

    Show marketing remark (360 chars)

    NO HOA, NO deed restrictions. Located in a developed neighborhood that still has abundant land. This is located only about 30 minutes from Englewood beach. About 5-10 minutes from Port Charlotte Town Center, Walmart, Target, Publix, and many restaurants. Only 4 minute drive from Spring Lake Park which has a boat ramp. Very close to all age groups of schools.

27. 2022-03-01
    listed $12,800 Active 360-char remark

    Show marketing remark (360 chars)

    NO HOA, NO deed restrictions. Located in a developed neighborhood that still has abundant land. This is located only about 30 minutes from Englewood beach. About 5-10 minutes from Port Charlotte Town Center, Walmart, Target, Publix, and many restaurants. Only 4 minute drive from Spring Lake Park which has a boat ramp. Very close to all age groups of schools.

28. 2006-03-10
    listed $36,900
29. 2005-05-19
    soldstatus $28,000

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,623
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$6,769
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$9,600
• Taxable loss: −$14,080
• Est. tax savings @ 24.0%: +$3,379
• After-tax cash flow: $-4,914/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

+1078.6% since first listed

15 events — show timeline

• 2026-03-27 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $359,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Price Changed $2,300 STELLARMLS
• 2025-12-24 Listed for Rent $2,500 STELLARMLS
• 2025-12-04 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-23 Sold (Public Records) $56,000 Public Records
• 2022-04-15 Sold (Public Records) $12,500 Public Records
• 2022-04-15 Sold (MLS) $12,500 Stellar MLS as Distributed by MLS Grid
• 2022-03-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-01 Listed $12,800 Stellar MLS as Distributed by MLS Grid
• 2006-03-10 Listed $36,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-19 Sold (Public Records) $28,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $479 · -4.9% YoY. Source: county tax records.