1213 Price Cir NW · Port Charlotte, FL 33948

$220,000

2 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 17 Days on market

Built 1974 7,500 sqft lot Est $209k · 5% over

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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 +13.6/30.0
• ARV discount +5.2/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 2-bath home offers comfortable Florida living with valuable updates already completed, including a new roof in 2022 and HVAC system in 2020. Inside, you'll find a functional layout filled with natural light and plenty of space to relax and entertain. Situated on a generously sized lot with no HOA fees, this property is conveniently located near shopping, dining, golf courses, parks, boating, and Gulf beaches. Whether you're looking for a primary residence, seasonal retreat, or investment opportunity, this home is ready for its next owner. Schedule your showing today!

Key facts

• Generously sized lot
• No hoa fees
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• GENEROUSLY SIZED LOT
• NO HOA FEES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoned RSF3.5
• Financial info: No lease restrictions
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces south
• Construction: Stucco construction; Slate roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $12 ($144/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 $186k (15.4% below list).
• Recommended offer: $186k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% 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 52% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 963 active listings in the ZIP; 14 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).
• This rent runs 36% of the median local income ($63k/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 $7k 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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $80k; list at $220k implies a 175% 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 $186,157 (15.4% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $209,152
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2094 Backton St	0.45mi	2/2.0	1,201 (-1%)	1mo	$129,000	$107	76
2109 Lake View Blvd	0.36mi	2/2.0	1,164 (-4%)	9mo	$200,000	$172	68
2174 Taunt St	0.68mi	3/2.0 (+1)	1,050 (-14%)	5mo	$192,000	$183	37

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-40,353
• Equity at exit: $32,803

10-year hold

• IRR: -19.4%
• Equity multiple: 0.10×
• Total profit: $-55,281
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $12

Break-even live

Break-even rent $1,846

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $74	+0% $12	+5% $-50	+10% $-113
Rent	-10% $-135	-5% $-62	+0% $12	+5% $85	+10% $159
Rate	-1.0pp $123	-0.5pp $68	base $12	+0.5pp $-45	+1.0pp $-103

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	22d	1	0.36mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	15d	8	0.72mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	22d	1	0.76mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	0.84mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	22d	1	0.89mi
2000 Forrest Nelson Blvd Unit B6 Port Charlotte, FL	2.0	2.5	1218	$1,400	$1.15	22d	1	0.93mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	1.08mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	15d	1	1.11mi
979 Roseway Ter NW Unit 979 Port Charlotte, FL	2.0	2.0	1140	$1,750	$1.54	22d	1	1.23mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	22d	1	1.23mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	22d	1	1.23mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	22d	1	1.35mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	22d	1	1.36mi
651 Chamber St NW Port Charlotte, FL	3.0	2.0	1196	$1,900	$1.59	22d	1	1.45mi

Listing history 14 events

1. 2026-06-22
   days on market $220,000 Active 17 DOM
2. 2026-06-19
   price $220,000 Active 14 DOM
3. 2026-06-18
   days on market $225,000 Active 14 DOM
4. 2026-06-17
   days on market $225,000 Active 13 DOM
5. 2026-06-16
   days on market $225,000 Active 12 DOM
6. 2026-06-15
   days on market $225,000 Active 11 DOM
7. 2026-06-14
   days on market $225,000 Active 9 DOM
8. 2026-06-13
   days on market $225,000 Active 8 DOM
9. 2026-06-10
   days on market $225,000 Active 6 DOM
10. 2026-06-09
    days on market $225,000 Active 5 DOM
11. 2026-06-08
    days on market $225,000 Active 4 DOM
12. 2026-06-07
    days on market $225,000 Active 3 DOM
13. 2026-06-05
    remarks 616-char remark
14. 2026-06-05
    listed $225,000 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 6/10 Major FEMA zone X (shaded) · 68% 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: $22,339
• − Mortgage interest: −$12,323
• − Property taxes: −$2,560
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$6,400
• Taxable loss: −$3,618
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,012/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

+181.6% since first listed

4 events — show timeline

• 2026-06-04 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-01 Listed $88,652 Stellar MLS as Distributed by MLS Grid
• 2003-12-17 Sold (Public Records) $79,900 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,560 · +1.7% YoY. Source: county tax records.