12339 Appleberg Cir · Port Charlotte, FL 33981

$287,990

4 bd · 2.0 ba · 1,426 sqft · Land · 39 Days on market

Built 2026 10,000 sqft lot

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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).

• Cash flow +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

Key facts

• Open floor plan
• Private bathroom
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND
• UPGRADED QUARTZ COUNTERTOPS
• TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $288k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $233k (19.1% below list).
• Recommended offer: $233k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $9k 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 39 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $288k implies a 1820% 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 4→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,083 (19.1% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-35,309
• Equity at exit: $42,940

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $113
• Equity at exit: $24,900

Cash invested: $80,637 (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 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$120
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $94

Break-even live

Break-even rent $2,212

Max offer price $287,990

Occupancy floor 91%

Sensitivity live

Price	-10% $257	-5% $175	+0% $94	+5% $12	+10% $-414
Rent	-10% $-90	-5% $2	+0% $94	+5% $186	+10% $278
Rate	-1.0pp $239	-0.5pp $167	base $94	+0.5pp $19	+1.0pp $-57

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: $71,998
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	22d	1	0.29mi
12223 Maltz Ave Unit 12223 Port Charlotte, FL	3.0	2.0	1162	$1,647	$1.42	22d	1	0.29mi
5496 Brussels Ter Port Charlotte, FL	3.0	2.0	1400	$3,900	$2.79	22d	1	0.41mi
12129 Grosspoint Ave Port Charlotte, FL	3.0	2.0	1388	$2,300	$1.66	22d	1	0.60mi
6464 David Blvd Port Charlotte, FL	3.0	2.0	1613	$1,716	$1.06	22d	1	0.64mi
5311 Levy Ln Port Charlotte, FL	3.0	2.0	1192	$1,850	$1.55	15d	1	0.66mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	22d	1	0.70mi
6193 Seaport St Port Charlotte, FL	3.0	2.0	1613	$1,966	$1.22	15d	1	0.77mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	22d	1	0.84mi
12073 Henley Ave Port Charlotte, FL	3.0	2.0	1263	$1,795	$1.42	22d	1	0.91mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	0.92mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	22d	1	0.93mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	22d	1	0.95mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	22d	1	0.96mi
6460 Blueberry Dr Englewood, FL	3.0	2.0	1672	$1,800	$1.08	22d	1	1.01mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	1.10mi
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	15d	1	1.22mi
11383 Baggot Ave Englewood, FL	3.0	2.0	1535	$2,000	$1.30	22d	1	1.23mi
12005 Helicon Ave Port Charlotte, FL	4.0	2.0	1636	$2,800	$1.71	22d	1	1.40mi
11225 Pendleton Ave Englewood, FL	3.0	2.0	1164	$1,545	$1.33	15d	1	1.44mi
11223 Pendleton Ave Englewood, FL	3.0	3.0	1164	$1,545	$1.33	15d	1	1.45mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-04-08
   price $287,990
3. 2026-04-01
   price $289,990
4. 2026-03-16
   listed $294,990 Active
5. 2025-11-07
   soldstatus $15,000 Closed 175-char remark

   Show marketing remark (175 chars)

   City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

6. 2025-11-07
   soldstatus $15,000

   Show marketing remark (175 chars)

   City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

7. 2025-10-08
   status Pending 175-char remark

   Show marketing remark (175 chars)

   City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

8. 2025-10-07
   price $15,000 175-char remark

   Show marketing remark (175 chars)

   City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

9. 2024-04-25
   listed $30,000 Active 175-char remark

   Show marketing remark (175 chars)

   City water and sewer available! Area of newer homes. Buy to build or hold on to for investment. This lot is not located in a designated Scrub Jay zone per county GIS mapping.

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $2,390 · $199/mo
• Expected delta: +$1,781/yr (+$148/mo · 292.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 4 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,970
• − Mortgage interest: −$16,132
• − Property taxes: −$609
• − Insurance: −$2,237
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$8,378
• Taxable loss: −$3,862
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $2,053/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

• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• 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

+860.0% since first listed

9 events — show timeline

• 2026-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $287,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $289,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Sold (Public Records) $15,000 Public Records
• 2025-11-07 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $15,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Listed $30,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $609 · +22.2% YoY. Source: county tax records.