None · Port Charlotte, FL 33948

$205,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 74 Days on market

Built 1986 9,999 sqft lot Est $332k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

No HOA fees in this 2/2/1.5 car garage with 12x04 platform for washer, dryer, and water heater. Note the pass-thru from the kitchen to the Family Rm. 4 Ceiling fans and tiled throughout. New roof in 2024, water heater and A/C new in 2017. There is a brand new garbage disposal and toilet in the master bathroom. If needed, there are extra hurricane panels. A convenient location, with several waterfront properties nearby. This home would be suitable for first-time home buyers, down-sizing, or investors looking to rent. With the major items replaced, it's ready for your personal decorative taste. This home has good bones, and with a little TLC, it could turn into your dream home.

Key facts

• New water heater
• New a/c
• New roof

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW A/C

Property features AI

Finance

• Other: Lot approximately 0.23 acres; Paved concrete road access; Directions available
• Financial info: No lease restrictions noted; Furnished
• HOA & community: Street lights in community; No HOA association indicated

Exterior

• Parking: Attached garage (1 car) — 22 x 12
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces north; Residential zoning (RSF3.5); Homestead exempt
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built with approximately 1,152 sq ft living area
• Exterior features: Hurricane shutters; Exterior lighting; Private mailbox; Rain gutters; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Exhaust fan; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer and dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Meadow Park Elementary School (math 61% / reading 56%, grade B-, #735 of 2,144 statewide, top 35%, 701 students, 59% 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 51% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 20 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 $2,568/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 $1k of loan paydown is wiped out by about $6k 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 74 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

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 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $331,776
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18414 Burkholder Cir	0.35mi	2/2.0 (-1)	1,230 (+7%)	1mo	$339,900	$276	67
18350 Burkholder Cir	0.37mi	3/2.0	1,071 (-7%)	10mo	$300,000	$280	63
18361 Hottelet Cir	0.42mi	2/2.0 (-1)	1,288 (+12%)	4mo	$525,000	$408	52
18067 Avonsdale Cir	0.43mi	3/2.0	1,248 (+8%)	18mo	$360,000	$288	51
4574 Herman Cir	0.70mi	2/2.0 (-1)	1,200 (+4%)	19mo	$462,500	$385	39
18666 Goodman Cir	0.70mi	2/2.0 (-1)	1,084 (-6%)	17mo	$199,000	$184	38
4508 Belfountain St	0.43mi	2/2.0 (-1)	1,008 (-12%)	23mo	$324,500	$322	36

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-18,789
• Equity at exit: $30,566

10-year hold

• IRR: -5.3%
• Equity multiple: 0.71×
• Total profit: $-16,604
• Equity at exit: $17,725

Cash invested: $57,400 (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: 953
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $341

Break-even live

Break-even rent $2,135

Max offer price $205,000

Occupancy floor 82%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	21d	1	0.18mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	21d	1	0.48mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	21d	1	0.54mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	21d	1	0.54mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.57mi
18289 Wolbrette Cir Port Charlotte, FL	2.0	2.0	1393	$4,000	$2.87	21d	1	0.62mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	14d	1	0.65mi
5081 Administration St Port Charlotte, FL	2.0	1.0	900	$1,500	$1.67	21d	1	0.69mi
18493 Lake Worth Blvd Port Charlotte, FL	2.0	2.0	1006	$1,500	$1.49	21d	1	0.80mi
4518 Wynkoop Cir Port Charlotte, FL	2.0	2.0	1409	$1,995	$1.42	14d	1	0.88mi
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	0.90mi
18625 Alphonse Cir Port Charlotte, FL	2.0	2.0	960	$4,000	$4.17	21d	1	0.91mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	21d	1	0.94mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	21d	1	0.95mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	21d	1	1.01mi
4112 Gingold St Port Charlotte, FL	2.0	1.5	1056	$3,300	$3.12	21d	1	1.02mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	21d	1	1.03mi
4123 Michel Tree St Port Charlotte, FL	3.0	2.0	920	$1,750	$1.90	21d	1	1.09mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	1.25mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	21d	1	1.28mi

Listing history 18 events

1. 2026-06-18
   price $205,000 Active 74 DOM
2. 2026-06-18
   days on market $220,000 Active 74 DOM
3. 2026-06-17
   days on market $220,000 Active 73 DOM
4. 2026-06-16
   days on market $220,000 Active 72 DOM
5. 2026-06-15
   days on market $220,000 Active 71 DOM
6. 2026-06-14
   days on market $220,000 Active 69 DOM
7. 2026-06-13
   days on market $220,000 Active 68 DOM
8. 2026-06-10
   days on market $220,000 Active 66 DOM
9. 2026-06-09
   days on market $220,000 Active 65 DOM
10. 2026-06-08
    days on market $220,000 Active 64 DOM
11. 2026-06-07
    days on market $220,000 Active 63 DOM
12. 2026-06-05
    days on market $220,000 Active 60 DOM
13. 2026-06-03
    days on market $220,000 Active 59 DOM
14. 2026-06-02
    days on market $220,000 Active 58 DOM
15. 2026-06-01
    days on market $220,000 Active 57 DOM
16. 2026-05-31
    days on market $220,000 Active 56 DOM
17. 2026-05-30
    days on market $220,000 Active 55 DOM
18. 2026-04-05
    listed $220,000 Active

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$502/yr (+$42/mo · 41.9%)

ⓘ 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 · 27 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: $30,811
• − Mortgage interest: −$11,483
• − Property taxes: −$1,199
• − Insurance: −$6,144
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$5,964
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,836/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

1 event — show timeline

• 2026-04-05 Listed $220,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $1,199 · +1.2% YoY. Source: county tax records.