23201 Glory Ave · Port Charlotte, FL 33952

$283,990

4 bd · 2.0 ba · 1,426 sqft · Land · 46 Days on market

Built 2026 10,200 sqft 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. NEW BUILD - Anticipated completion date is April 24, 2026. WAS $294,990 - NOW $283,990. SPECIAL INCENTIVES: 4.75% fixed rate FHA/VA financing with $5K closing cost assistance OR 3.99% FHA/VA 5-YEAR ARM + UP to $10K in closing cost assistance/ prepaids OR UP to $20K toward closing cost when using a preferred lender. The 1,426 -square-foot (air-conditioned) Windsor plan boasts a well-designed open floor plan that includes four bedrooms, two bathrooms, and a two-car garage. The kitchen boasts upgraded 30” contemporary shaker-style cabinets, a spacious kitchen island with upgraded quartz countertops, Whirlpool dishwasher, microwave, and range, refrigerator, washer &a

Key facts

• Open floor plan
• Private bathroom
• Vaulted ceilings

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN ISLAND
• UPGRADED QUARTZ COUNTERTOPS
• BEAUTIFUL TILE-PLANK FLOORING
• VAULTED CEILINGS
• PRIVATE BATHROOM

🏗️ 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 $284k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $220k (22.4% below list).
• Recommended offer: $220k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% of the median local income ($61k/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 46 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $284k implies a 3241% 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 $220,363 (22.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.7

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-47,232
• Equity at exit: $42,344

10-year hold

• IRR: -14.9%
• Equity multiple: 0.25×
• Total profit: $-59,764
• Equity at exit: $24,554

Cash invested: $79,517 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $85

Break-even live

Break-even rent $2,096

Max offer price $283,990

Occupancy floor 91%

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: $70,998
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	21d	1	0.25mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	0.50mi
1235 Desmond St Port Charlotte, FL	4.0	2.0	1833	$1,866	$1.02	21d	1	0.51mi
1516 Abel St Port Charlotte, FL	3.0	2.0	1874	$2,200	$1.17	21d	1	0.67mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	13d	276	0.73mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	13d	28	0.96mi
1365 Alton Rd Port Charlotte, FL	3.0	2.0	1640	$1,800	$1.10	21d	1	1.01mi
22342 Priscilla Ave Port Charlotte, FL	3.0	2.0	1500	$2,000	$1.33	21d	1	1.01mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	13d	26	1.13mi
1138 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1739	$1,891	$1.09	13d	1	1.20mi
1057 Presque Isle Dr Port Charlotte, FL	3.0	2.0	1673	$2,950	$1.76	21d	1	1.26mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	13d	42	1.28mi
82 Kenly St Port Charlotte, FL	3.0	2.0	1838	$2,290	$1.25	13d	1	1.30mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	1.41mi
22137 Midway Blvd Port Charlotte, FL	4.0	1.0	1500	$1,350	$0.90	21d	1	1.43mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	21d	1	1.48mi

Listing history 9 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   price $283,990
3. 2026-04-08
   price $284,990
4. 2026-04-01
   price $285,990
5. 2026-03-02
   listed $294,990 Active
6. 2015-10-08
   soldstatus $8,500
7. 2015-06-05
   soldstatus $35,200
8. 2005-07-25
   soldstatus $30,000
9. 2004-02-18
   soldstatus $12,000

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $2,357 · $196/mo
• Expected delta: +$1,775/yr (+$148/mo · 305.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $26,444
• − Mortgage interest: −$15,908
• − Property taxes: −$582
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$8,262
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,967/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

+2266.6% since first listed

9 events — show timeline

• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $283,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $284,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $285,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $294,990 Stellar MLS as Distributed by MLS Grid
• 2015-10-08 Sold (Public Records) $8,500 Public Records
• 2015-06-05 Sold (Public Records) $35,200 Public Records
• 2005-07-25 Sold (Public Records) $30,000 Public Records
• 2004-02-18 Sold (Public Records) $12,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $582 · -6.2% YoY. Source: county tax records.