15257 Mille Fiore Blvd · Port Charlotte, FL 33953

$295,000

3 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 104 Days on market

Built 2020 7,026 sqft lot Est $392k · 25% under $113/mo HOA · 4% of rent

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +0.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Seller requesting backup contracts! Nearly New!! Meticulously maintained!! Friendly small community! MOTIVATED SELLER! 3-bedroom, 2-bath Ashton model is located in the desirable gated community of Villa Milano in West Port Charlotte. Built in 2020, this home offers comfort, functionality, and privacy on a quiet lot backing to a peaceful greenbelt. The thoughtfully designed floor plan includes a versatile flex room, ideal for a formal dining space, home office, or additional living area. The light-filled, south-facing backyard provides serene views and abundant natural light, while the covered lanai offers year-round outdoor enjoyment and excellent w

Key facts

• Gated community
• Covered lanai
• Flex room

Tags

• GATED COMMUNITY
• FLEX ROOM
• SOUTH-FACING BACKYARD
• COVERED LANAI
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (3.3% below list).
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 falling (-7.5%/yr); 1354 active listings in the ZIP; 15 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 45% of the median local income ($83k/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 104 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $295k implies a 1867% gain — meaningful room to come down on a strong offer.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,450 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $392,277
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2170 Doolittle Ln	0.39mi	3/2.0	1,770 (+3%)	10mo	$465,000	$263	68
2137 Adirondack Ln	0.27mi	3/2.0	1,929 (+13%)	16mo	$442,000	$229	53
2000 Gardenia Ave	0.71mi	3/3.0	1,862 (+9%)	1mo	$354,000	$190	48

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-60,105
• Equity at exit: $43,985

10-year hold

• IRR: -28.4%
• Equity multiple: -0.10×
• Total profit: $-90,653
• Equity at exit: $25,506

Cash invested: $82,600 (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 33953

• Home prices YoY: -12.3%
• Rents YoY: -7.5%
• Active inventory: 1354
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$123
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$113
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-56

Break-even live

Break-even rent $3,169

Max offer price $285,137

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $28	+0% $-56	+5% $-139	+10% $-223
Rent	-10% $-301	-5% $-178	+0% $-56	+5% $67	+10% $189
Rate	-1.0pp $93	-0.5pp $19	base $-56	+0.5pp $-132	+1.0pp $-210

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15321 Mille Fiore Blvd Port Charlotte, FL	3.0	2.0	1713	$4,500	$2.63	23d	1	0.14mi
2129 Lorraine Dr Port Charlotte, FL	3.0	2.0	1854	$3,850	$2.08	15d	1	0.41mi
15936 Honey Suckle St Port Charlotte, FL	4.0	3.0	2027	$3,500	$1.73	23d	1	0.53mi
2040 Mackerel St Port Charlotte, FL	2.0	2.0	1564	$1,900	$1.21	23d	1	0.79mi
1638 Saddlewood Cir Port Charlotte, FL	4.0	3.0	2027	$2,450	$1.21	23d	1	0.84mi
2049 Bonito Way Port Charlotte, FL	2.0	2.0	1581	$5,040	$3.19	23d	1	0.85mi
1505 Saddlewood Cir Port Charlotte, FL	3.0	3.0	2201	$2,900	$1.32	23d	1	0.90mi
1464 Saddlewood Cir Port Charlotte, FL	3.0	3.0	2198	$2,800	$1.27	23d	1	0.90mi
16380 S Port Harbor Blvd Port Charlotte, FL	4.0	2.0	2038	$1,950	$0.96	23d	1	1.12mi
14203 Brisk Ave Port Charlotte, FL	4.0	2.0	1833	$1,995	$1.09	15d	1	1.24mi
2227 E Landings Way Port Charlotte, FL	2.0–3.0	2.5	1382	$2,109	$1.53	15d	1	1.24mi
1873 E Isles Rd Port Charlotte, FL	4.0	3.0	2032	$2,800	$1.38	15d	1	1.30mi
1383 Eppinger Dr Port Charlotte, FL	3.0	2.0	1438	$1,800	$1.25	23d	1	1.36mi
15476 Chamberlain Blvd Port Charlotte, FL	3.0	2.0	1521	$2,159	$1.42	15d	1	1.39mi
2172 Peasley St Port Charlotte, FL	3.0	2.0	1287	$2,100	$1.63	23d	1	1.41mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: security

Listing history 36 events

1. 2026-04-28
   status Pending
2. 2026-03-30
   price $295,000
3. 2026-02-16
   price $299,000
4. 2026-01-14
   listed $315,000 Active
5. 2026-01-09
   historical $2,095
6. 2026-01-01
   listed $2,095
7. 2025-12-21
   historical $2,095
8. 2025-12-18
   listed $2,095
9. 2025-11-28
   historical $2,095
10. 2025-11-26
    price $2,095
11. 2025-11-08
    listed $2,345
12. 2025-11-08
    historical $2,245
13. 2025-11-04
    price $2,245
14. 2025-11-01
    listed $2,295
15. 2025-11-01
    historical $2,295
16. 2025-10-28
    price $2,295
17. 2025-10-22
    price $2,345
18. 2025-10-14
    price $2,395
19. 2025-10-07
    price $2,445
20. 2025-09-30
    price $2,495
21. 2025-09-25
    listed $2,545
22. 2025-09-18
    historical
23. 2025-09-15
    historical
24. 2025-04-29
    price $340,000
25. 2025-04-29
    price $340,000
26. 2025-03-06
    price $350,000
27. 2025-03-06
    price $350,000
28. 2025-01-17
    price $369,000
29. 2025-01-17
    price $369,900
30. 2024-11-12
    listed $375,000 Active
31. 2024-11-11
    listed $375,000 Active
32. 2024-09-25
    historical
33. 2024-08-01
    price $375,000
34. 2024-07-12
    price $399,999
35. 2024-06-21
    listed $415,000 Active
36. 2019-04-19
    soldstatus $15,000

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,524 · $294/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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,175
• − Mortgage interest: −$16,525
• − Property taxes: −$3,524
• − Insurance: −$6,594
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − HOA: −$1,356
• − Depreciation: −$8,582
• Taxable loss: −$5,353
• Est. tax savings @ 24.0%: +$1,285
• After-tax cash flow: $615/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): 8,318
• Household income: $83,070
• Rent vs Own: 3.9% rent · 96.1% own
• Severe rent burden: 36.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -37.99%
• Current HPI: 269.7718
• Rent YoY: ▼ -7.46%
• 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

+1866.7% since first listed

36 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Rental Removed $2,095 STELLARMLS
• 2026-01-01 Listed for Rent $2,095 STELLARMLS
• 2025-12-21 Rental Removed $2,095 STELLARMLS
• 2025-12-18 Listed for Rent $2,095 STELLARMLS
• 2025-11-28 Rental Removed $2,095 STELLARMLS
• 2025-11-26 Price Changed $2,095 STELLARMLS
• 2025-11-08 Listed for Rent $2,345 STELLARMLS
• 2025-11-08 Rental Removed $2,245 BUILDIUM
• 2025-11-04 Price Changed $2,245 BUILDIUM
• 2025-11-01 Listed for Rent $2,295 BUILDIUM
• 2025-11-01 Rental Removed $2,295 TENANTTURNER2
• 2025-10-28 Price Changed $2,295 TENANTTURNER2
• 2025-10-22 Price Changed $2,345 TENANTTURNER2
• 2025-10-14 Price Changed $2,395 TENANTTURNER2
• 2025-10-07 Price Changed $2,445 TENANTTURNER2
• 2025-09-30 Price Changed $2,495 TENANTTURNER2
• 2025-09-25 Listed for Rent $2,545 TENANTTURNER2
• 2025-09-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — FORTMLS
• 2025-04-29 Price Changed $340,000 FORTMLS
• 2025-04-29 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Price Changed $350,000 FORTMLS
• 2025-01-17 Price Changed $369,000 FORTMLS
• 2025-01-17 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-12 Listed $375,000 FORTMLS
• 2024-11-11 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-01 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $399,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-21 Listed $415,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-19 Sold (Public Records) $15,000 Public Records

Property tax history

+38.5%/yr

Latest (2025): $3,524 · +2.8% YoY. Source: county tax records.