19233 Wilton Ave · Port Charlotte, FL 33954

$250,500

4 bd · 2.0 ba · 1,636 sqft · Land · 385 Days on market

Built 2025 0.27 ac 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to build your own home! There are existing homes on the street nearby. Come take a look!

Key facts

• Open-concept kitchen
• Stylish backsplash
• Granite countertops

Tags

• ACTIVE BUILDING PERMIT
• ADVANCED STAGE OF CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED CABINETS
• STYLISH BACKSPLASH

Property features AI

Finance

• Other: Lot approximately 0.27 acres (95 x 125); Living area about 1,636 (public records); Total building area about 2,079; Zoning: RSF3.5

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Other sewer; Other utilities
• Home design: Single-family residence; Under construction (projected completion: March 31, 2026); One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

🏗️ 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 4-bed/2.0-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $218k (12.8% below list).
• Recommended offer: $218k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: schools D+, employment D, amenities 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.
• Market conditions: Rents falling (-3.5%/yr); 689 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($78k/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 385 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $53k; list at $250k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $218,363 (12.8% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.6

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-30,265
• Equity at exit: $37,350

10-year hold

• IRR: -7.7%
• Equity multiple: 0.57×
• Total profit: $-29,917
• Equity at exit: $21,659

Cash invested: $70,140 (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 33954

• Home prices YoY: -13.3%
• Rents YoY: -3.5%
• Active inventory: 689
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,314
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $265

Break-even live

Break-even rent $1,849

Max offer price $250,500

Occupancy floor 83%

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: $62,625
• Closing costs: $7,515
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
678 Rutland Cir Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	13d	1	0.31mi
375 Denver Dr Port Charlotte, FL	3.0	2.0	1534	$2,199	$1.43	21d	1	0.31mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	21d	1	0.62mi
18412 Moonshadow Ave Port Charlotte, FL	4.0	2.0	1833	$1,895	$1.03	21d	1	0.69mi
18404 Moonshadow Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	21d	1	0.71mi
18400 Tulane Ave Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	13d	1	0.75mi
225 Overbrook St Unit NA Port Charlotte, FL	3.0	2.0	1698	$2,400	$1.41	13d	1	0.99mi
20217 Renwick Ave Port Charlotte, FL	4.0	2.0	1556	$2,050	$1.32	21d	1	1.05mi
504 Vannell St Port Charlotte, FL	3.0	2.0	1698	$1,700	$1.00	21d	1	1.09mi
18118 Sullivan Ave Port Charlotte, FL	4.0	2.0	1481	$1,860	$1.26	21d	1	1.25mi
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	21d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $250,500 Active 385 DOM
2. 2026-06-17
   days on market $250,500 Active 384 DOM
3. 2026-06-16
   days on market $250,500 Active 383 DOM
4. 2026-06-15
   days on market $250,500 Active 382 DOM
5. 2026-06-14
   days on market $250,500 Active 380 DOM
6. 2026-06-13
   days on market $250,500 Active 379 DOM
7. 2026-06-10
   days on market $250,500 Active 377 DOM
8. 2026-06-09
   days on market $250,500 Active 376 DOM
9. 2026-06-08
   days on market $250,500 Active 375 DOM
10. 2026-06-05
    days on market $250,500 Active 371 DOM
11. 2026-06-02
    days on market $250,500 Active 369 DOM
12. 2026-06-01
    days on market $250,500 Active 368 DOM
13. 2026-05-31
    days on market $250,500 Active 367 DOM
14. 2026-05-30
    days on market $250,500 Active 366 DOM
15. 2026-03-01
    price $250,500
16. 2025-09-17
    price $260,500
17. 2025-05-29
    listed $262,500 Active
18. 2023-02-03
    soldstatus $53,000
19. 2022-06-17
    soldstatus $17,500 Closed 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to build your own home! There are existing homes on the street nearby. Come take a look!

20. 2022-06-14
    soldstatus $17,500
21. 2022-04-08
    status Pending 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to build your own home! There are existing homes on the street nearby. Come take a look!

22. 2022-04-04
    listed $21,000 Active 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to build your own home! There are existing homes on the street nearby. Come take a look!

23. 2004-09-08
    soldstatus $25,000
24. 2001-01-19
    soldstatus $941,100

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$1,571/yr (+$131/mo · 309.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $26,204
• − Mortgage interest: −$14,032
• − Property taxes: −$508
• − Insurance: −$1,252
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,287
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,433/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): 11,193
• Household income: $78,288
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 263.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 5% Romanian 3% Subsaharan African 2%
• Foreign-born: 14% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 3% French/Haitian/Cajun 2%

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: ▼ -51.25%
• Current HPI: 335.3128
• Rent YoY: ▼ -3.48%
• 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

-73.4% since first listed

10 events — show timeline

• 2026-03-01 Price Changed $250,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $260,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-29 Listed $262,500 Stellar MLS as Distributed by MLS Grid
• 2023-02-03 Sold (Public Records) $53,000 Public Records
• 2022-06-17 Sold (MLS) $17,500 Stellar MLS as Distributed by MLS Grid
• 2022-06-14 Sold (Public Records) $17,500 Public Records
• 2022-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-04 Listed $21,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-08 Sold (Public Records) $25,000 Public Records
• 2001-01-19 Sold (Public Records) $941,100 Public Records

Property tax history

+3.7%/yr

Latest (2025): $508 · -2.9% YoY. Source: county tax records.