160 Deerfield Ave NE · Port Charlotte, FL 33952

$150,000

3 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 8 Days on market

Built 1961 10,183 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Perfect home for HOME BASED BUSINESS! This spacious 3/2 home features 2 extra large sheds out back where the current owner ran an Interior Decorating Business from home. One shed is 24 x 30 and the other is 10 x 24. Both are air conditioned. The home underwent a complete makeover in 2005, which included everything from the studs on out. Items that were updated include all electrical wiring, plumbing, alarm system, roof, tile floors throughout, bathrooms, kitchen and all new walls & windows. The large greatroom includes a cozy fireplace and special lighting, including wall sconces and track lighting. The kitchen has bright white cupboards, with some open cabinetry for display of decorative items. With over 2,000 SF of living area, and the loads of storage, this is one home that you won’t want to miss! Make sure to put it on your MUST SEE List!

Key facts

• Extra large sheds
• Updated alarm system
• Complete makeover

Tags

• EXTRA LARGE SHEDS
• AIR CONDITIONED SHEDS
• COMPLETE MAKEOVER
• UPDATED ELECTRICAL WIRING
• UPDATED PLUMBING
• UPDATED ALARM SYSTEM

Property features AI

Finance

• Other: Solar energy generation
• Financial info: Homestead exemption indicated; No lease restrictions reported
• HOA & community: Pets allowed; No HOA association indicated

Exterior

• Parking: Driveway
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected
• Home design: Single-family residence; One story; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area noted in public records
• Exterior features: Front porch; Hurricane shutters; Shed(s) and storage

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Family room with fireplace; Inside utility / additional family room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 14.4% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 18 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).
• At $2,757/mo this rent would consume 54% of the median local household income ($61k/yr) (locally 733% 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 $1k of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.84% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.80%
• DSCR: 2.28
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $356,048
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4268 Conway Blvd	0.73mi	3/2.0	1,979 (-2%)	3mo	$100,000	$51	60
110 Peckham St SW	0.52mi	3/3.0	2,154 (+6%)	5mo	$350,000	$162	57
158 Croop Ln SE	0.74mi	3/2.0	1,968 (-3%)	18mo	$300,000	$152	46
835 Conreid Dr NE	0.64mi	3/2.0	1,962 (-3%)	24mo	$400,000	$204	45
171 N Waterway Dr NW	0.53mi	3/3.0	1,749 (-14%)	8mo	$395,000	$226	42
3423 Conway Blvd	0.71mi	3/2.0	1,803 (-11%)	9mo	$245,000	$136	41
110 Colonial St SW	0.60mi	2/2.0 (-1)	1,816 (-10%)	12mo	$320,000	$176	40
115 Sinclair SE	0.74mi	3/2.0	1,741 (-14%)	9mo	$340,000	$195	35

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $5,026
• Equity at exit: $22,365

10-year hold

• IRR: 8.5%
• Equity multiple: 1.53×
• Total profit: $22,395
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$787
• Tax from tax record: −$321 /mo · $3,853/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $581

Break-even live

Break-even rent $2,021

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Dartmouth Dr NW Port Charlotte, FL	2.0	1.5	1541	$3,250	$2.11	21d	1	0.24mi
167 Godfrey Ave NE Port Charlotte, FL	3.0	2.0	1731	$2,750	$1.59	14d	1	0.26mi
115 Leland St SE Unit 1371159P Port Charlotte, FL	3.0	2.0	1539	$3,758	$2.44	21d	1	0.49mi
3509 Port Charlotte Blvd Port Charlotte, FL	3.0	2.0	1830	$5,000	$2.73	21d	1	0.49mi
21484 Edgewater Dr Port Charlotte, FL	3.0	2.0	1731	$2,500	$1.44	21d	1	0.62mi
240 Dalton Blvd Port Charlotte, FL	3.0	2.0	1513	$1,600	$1.06	21d	1	0.64mi
835 Conreid Dr NE Port Charlotte, FL	3.0	2.0	1962	$2,200	$1.12	21d	1	0.66mi
3250 Sunrise Trl Port Charlotte, FL	2.0	2.0	2151	$3,900	$1.81	21d	1	0.70mi
266 Rockwood St NW Port Charlotte, FL	3.0	2.0	1400	$1,850	$1.32	14d	1	0.71mi
129 Cousley Dr SE Port Charlotte, FL	3.0	2.0	2021	$5,900	$2.92	21d	1	0.75mi
181 Beeney Rd SE Port Charlotte, FL	4.0	2.5	1846	$4,900	$2.65	21d	1	1.00mi
189 Small St SE Port Charlotte, FL	3.0	2.0	1454	$2,300	$1.58	21d	1	1.12mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	1.17mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	14d	1	1.18mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	1.44mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	1.44mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	14d	1	1.45mi
3215 Brooklyn Ave Port Charlotte, FL	3.0	2.0	1998	$2,390	$1.20	21d	1	1.48mi

Listing history 7 events

1. 2026-06-09
   days on market $150,000 Active 8 DOM
2. 2026-06-08
   days on market $150,000 Active 7 DOM
3. 2026-06-07
   days on market $150,000 Active 6 DOM
4. 2026-06-05
   days on market $150,000 Active 3 DOM
5. 2026-06-03
   days on market $150,000 Active 2 DOM
6. 2026-06-01
   remarks 683-char remark
7. 2026-06-01
   listed $150,000 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: $3,853 · $321/mo
• Projected year-2 tax: $3,853 · $321/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 9/10 Extreme FEMA zone AE · 99% 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: $33,085
• − Mortgage interest: −$8,402
• − Property taxes: −$3,853
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$4,364
• Taxable income: $5,304
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $5,703/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

+168.3% since first listed

7 events — show timeline

• 2026-06-01 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-18 Sold (Public Records) $170,000 Public Records
• 2016-02-17 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-04 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-09-28 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 1996-06-18 Sold (Public Records) $60,000 Public Records
• 1988-11-01 Sold (Public Records) $55,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,853 · +2.2% YoY. Source: county tax records.