2321 Wiley St · Port Charlotte, FL 33952

$49,900

2 bd · 1.0 ba · 645 sqft · SingleFamily public records · 5 Days on market

Built 1960 7,502 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

Just bring your toothbrush! The perfect starter home or the perfect home for a snow bird. A lot is packed into this 2 bed, 1 bath home, that is turn key. Ceramic floors throughout. Kitchen has newer cabinets, stove, microwave and fridge, all included. Bathroom is tidy and clean. Laundry is located in it's own room off the back screened in patio. Fat tire bike included for your enjoyment! Small dining area between kitchen and living room. Public water and sewer. The big surprise is the fenced in back yard just off the large screened in patio. Behind the first fence is more yard space and another fence. See boundary markers. Beautiful oaks shade the yard, while giving you the feeling you are in a lush paradise. Storage shed has room for tools and the lawn mower is included. There is a small deck off the back of the house that would make a nice BBQ area. If you are looking for turnkey, this home is for you. All furniture, pictures, beds, tables, dishes, you name it, it has it and it's all included! Convenient location to dining, beaches, doctors and hospitals. This is a gem of an area to investigate for your winter survival.

Key facts

• 7,502 sq ft lot
• Built 1960
• Listed 5 days

Property features AI

Finance

• Other: Zoned RSF3.5
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; East-facing
• Construction: Block construction; Other roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Sidewalk; Paved public-maintained road access; Lot dimensions approximately 75 x 100 (0.17 acre)

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 25.8% 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: 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 soft (-1.4%/yr); 707 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 22y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $49,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.01% ✓
• Cap rate: 25.81%
• Cash-on-cash: 69.70%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $114,165
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 Wiley St	0.00mi	2/1.0	645 (0%)	1mo	$70,000	$109	99
2345 Ednor St	0.11mi	2/1.0	717 (+11%)	1mo	$150,000	$209	76
21035 Glendale Ave	0.30mi	2/1.0	735 (+14%)	2mo	$129,900	$177	61
21027 Gladis Ave	0.21mi	1/1.0 (-1)	567 (-12%)	22mo	$142,000	$250	46
21282 Percy Ave	0.41mi	2/1.0	735 (+14%)	23mo	$45,000	$61	39

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: 59.4%
• Equity multiple: 3.51×
• Total profit: $35,043
• Equity at exit: $7,440

10-year hold

• IRR: 63.0%
• Equity multiple: 6.36×
• Total profit: $74,922
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$262
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $745

Break-even live

Break-even rent $561

Max offer price $49,900

Occupancy floor 45%

Sensitivity live

Price	-10% $773	-5% $759	+0% $745	+5% $731	+10% $717
Rent	-10% $626	-5% $686	+0% $745	+5% $804	+10% $864
Rate	-1.0pp $770	-0.5pp $758	base $745	+0.5pp $732	+1.0pp $719

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.22mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.44mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	22d	3	0.46mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.68mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.75mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	22d	2	0.75mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	1.40mi

Listing history 31 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   listed $49,900 Active
3. 2026-01-22
   historical
4. 2026-01-13
   listed $99,000
5. 2019-09-25
   soldstatus $105,000
6. 2019-09-23
   soldstatus $105,000 Sold 1140-char remark

   Show marketing remark (1140 chars)

   Just bring your toothbrush! The perfect starter home or the perfect home for a snow bird. A lot is packed into this 2 bed, 1 bath home, that is turn key. Ceramic floors throughout. Kitchen has newer cabinets, stove, microwave and fridge, all included. Bathroom is tidy and clean. Laundry is located in it's own room off the back screened in patio. Fat tire bike included for your enjoyment! Small dining area between kitchen and living room. Public water and sewer. The big surprise is the fenced in back yard just off the large screened in patio. Behind the first fence is more yard space and another fence. See boundary markers. Beautiful oaks shade the yard, while giving you the feeling you are in a lush paradise. Storage shed has room for tools and the lawn mower is included. There is a small deck off the back of the house that would make a nice BBQ area. If you are looking for turnkey, this home is for you. All furniture, pictures, beds, tables, dishes, you name it, it has it and it's all included! Convenient location to dining, beaches, doctors and hospitals. This is a gem of an area to investigate for your winter survival.

7. 2019-08-01
   status Pending 1140-char remark

   Show marketing remark (1140 chars)

   Just bring your toothbrush! The perfect starter home or the perfect home for a snow bird. A lot is packed into this 2 bed, 1 bath home, that is turn key. Ceramic floors throughout. Kitchen has newer cabinets, stove, microwave and fridge, all included. Bathroom is tidy and clean. Laundry is located in it's own room off the back screened in patio. Fat tire bike included for your enjoyment! Small dining area between kitchen and living room. Public water and sewer. The big surprise is the fenced in back yard just off the large screened in patio. Behind the first fence is more yard space and another fence. See boundary markers. Beautiful oaks shade the yard, while giving you the feeling you are in a lush paradise. Storage shed has room for tools and the lawn mower is included. There is a small deck off the back of the house that would make a nice BBQ area. If you are looking for turnkey, this home is for you. All furniture, pictures, beds, tables, dishes, you name it, it has it and it's all included! Convenient location to dining, beaches, doctors and hospitals. This is a gem of an area to investigate for your winter survival.

8. 2019-07-30
   listed $107,000 Active 1140-char remark

   Show marketing remark (1140 chars)

   Just bring your toothbrush! The perfect starter home or the perfect home for a snow bird. A lot is packed into this 2 bed, 1 bath home, that is turn key. Ceramic floors throughout. Kitchen has newer cabinets, stove, microwave and fridge, all included. Bathroom is tidy and clean. Laundry is located in it's own room off the back screened in patio. Fat tire bike included for your enjoyment! Small dining area between kitchen and living room. Public water and sewer. The big surprise is the fenced in back yard just off the large screened in patio. Behind the first fence is more yard space and another fence. See boundary markers. Beautiful oaks shade the yard, while giving you the feeling you are in a lush paradise. Storage shed has room for tools and the lawn mower is included. There is a small deck off the back of the house that would make a nice BBQ area. If you are looking for turnkey, this home is for you. All furniture, pictures, beds, tables, dishes, you name it, it has it and it's all included! Convenient location to dining, beaches, doctors and hospitals. This is a gem of an area to investigate for your winter survival.

9. 2016-11-30
   soldstatus $57,000 Sold
10. 2016-11-30
    soldstatus $57,000
11. 2016-09-30
    status Pending
12. 2016-09-25
    listed $59,000 Active
13. 2012-03-20
    soldstatus $49,900
14. 2012-03-16
    soldstatus $49,900
15. 2012-03-09
    listed $49,900
16. 2011-05-31
    historical
17. 2010-11-02
    listed $49,900
18. 2010-04-09
    listed $49,900
19. 2009-09-14
    soldstatus $25,000
20. 2009-07-26
    listed $29,900
21. 2007-09-17
    soldstatus $42,000
22. 2007-03-05
    listed $50,000
23. 2006-04-12
    historical
24. 2005-11-09
    listed $125,000
25. 2005-05-16
    listed $114,900
26. 2004-11-24
    listed $88,200
27. 2004-08-27
    historical
28. 2004-07-03
    listed $64,000
29. 2004-06-03
    listed $70,000
30. 2003-12-23
    soldstatus $46,000
31. 1987-07-01
    soldstatus $23,900

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,130 · $94/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 8/10 Severe FEMA zone X (shaded) · 97% 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: $18,047
• − Mortgage interest: −$2,795
• − Property taxes: −$1,130
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$1,452
• Taxable income: $8,736
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $6,844/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

+108.8% since first listed

31 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listing Removed — Beaches MLS
• 2026-01-13 Listed $99,000 Beaches MLS
• 2019-09-25 Sold (Public Records) $105,000 Public Records
• 2019-09-23 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-30 Listed $107,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-30 Sold (Public Records) $57,000 Public Records
• 2016-11-30 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-25 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-20 Sold (Public Records) $49,900 Public Records
• 2012-03-16 Sold (MLS) $49,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-09 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2011-05-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-11-02 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2009-09-14 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-26 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-17 Sold (MLS) $42,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-05 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-11-09 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-16 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2004-11-24 Listed $88,200 Stellar MLS as Distributed by MLS Grid
• 2004-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-07-03 Listed $64,000 Stellar MLS as Distributed by MLS Grid
• 2004-06-03 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-23 Sold (Public Records) $46,000 Public Records
• 1987-07-01 Sold (Public Records) $23,900 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,130 · +1.7% YoY. Source: county tax records.