18265 Lake Worth Blvd · Port Charlotte, FL 33948

$344,900

4 bd · 2.5 ba · 1,695 sqft · Land · 73 Days on market

Built 2025 0.28 ac 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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great site on which to build your new Pt. Charlotte home. Easy access to all Charlotte County has to offer from dining to entertainment, shopping to sporting.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Zoned RSF3.5; Lot approximately 0.28 acres (1/4 to less than 1/2 acre)
• HOA & community: No association indicated

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single family residence; One level; Faces south; Property completed (new construction)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction; Built by 4U Custom Homes Corp (Leblon model)
• Exterior features: Exterior lighting; Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Electric fireplace
• Laundry & utility: Interior laundry room (washer/dryer space)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (21.0% below list).
• Recommended offer: $272k (21.0% 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: 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; 25 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 $2,724/mo this rent would consume 52% 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 $2k of loan paydown is wiped out by about $10k 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 73 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $22k; list at $345k implies a 1433% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,448 (21.0% 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 73 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.5

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-84,233
• Equity at exit: $51,426

10-year hold

• IRR: -39.2%
• Equity multiple: -0.35×
• Total profit: $-130,154
• Equity at exit: $29,821

Cash invested: $96,572 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,724 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$144
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-321

Break-even live

Break-even rent $3,131

Max offer price $288,161

Occupancy floor —

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18312 Driggers Ave Port Charlotte, FL	3.0	2.0	1428	$5,400	$3.78	21d	1	0.23mi
4192 Gingold St Port Charlotte, FL	3.0	2.0	1127	$4,200	$3.73	21d	1	0.28mi
18310 Burkholder Cir Port Charlotte, FL	3.0	2.0	1753	$3,250	$1.85	21d	1	0.30mi
4232 Swensson St Port Charlotte, FL	4.0	2.5	2054	$2,245	$1.09	14d	1	0.39mi
18634 Goodman Cir Port Charlotte, FL	3.0	1.5	1182	$1,700	$1.44	14d	1	0.44mi
18608 Alphonse Cir Port Charlotte, FL	3.0	2.0	1441	$4,000	$2.78	21d	1	0.51mi
18686 Van Nuys Cir Port Charlotte, FL	3.0	2.0	1168	$1,600	$1.37	21d	1	0.52mi
18058 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1453	$4,000	$2.75	21d	1	0.64mi
18522 Robinson Ave Port Charlotte, FL	3.0	2.0	1252	$2,000	$1.60	21d	1	0.70mi
4399 Mundella Cir Port Charlotte, FL	3.0	2.0	1140	$3,200	$2.81	21d	1	0.70mi
18019 Avonsdale Cir Port Charlotte, FL	3.0	2.0	1202	$1,900	$1.58	21d	1	0.71mi
4670 Herman Cir Port Charlotte, FL	3.0	2.0	1350	$2,200	$1.63	21d	1	0.71mi
4306 Joseph St Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	14d	1	0.71mi
18353 Grace Ave Port Charlotte, FL	3.0	2.0	1658	$2,100	$1.27	21d	1	0.78mi
17364 Sabrina Cir Port Charlotte, FL	3.0	2.0	1204	$1,980	$1.64	21d	1	0.89mi
17377 Lake Worth Blvd Port Charlotte, FL	3.0	2.0	1522	$5,900	$3.88	14d	1	0.90mi
4342 Ewing Cir Port Charlotte, FL	3.0	2.0	1260	$2,500	$1.98	21d	1	0.93mi
18810 Ashcroft Cir Port Charlotte, FL	3.0	2.0	1387	$3,800	$2.74	21d	1	0.94mi
1148 Salina Ave Port Charlotte, FL	3.0	2.0	1449	$3,000	$2.07	21d	1	1.20mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	21d	1	1.25mi
17146 Marydale Rd Port Charlotte, FL	3.0	2.0	2031	$5,000	$2.46	14d	1	1.27mi
17154 Galleon Ter Port Charlotte, FL	3.0	2.0	1451	$1,895	$1.31	21d	1	1.32mi
17424 Poston Ave Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	1.34mi
3153 Jody St Port Charlotte, FL	4.0	2.0	1650	$1,945	$1.18	21d	1	1.40mi
262 Grenada St Port Charlotte, FL	3.0	2.0	1650	$1,845	$1.12	21d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $344,900 Active 73 DOM
2. 2026-06-17
   days on market $344,900 Active 72 DOM
3. 2026-06-16
   days on market $344,900 Active 71 DOM
4. 2026-06-15
   days on market $344,900 Active 70 DOM
5. 2026-06-14
   days on market $344,900 Active 68 DOM
6. 2026-06-13
   days on market $344,900 Active 67 DOM
7. 2026-06-10
   days on market $344,900 Active 65 DOM
8. 2026-06-09
   days on market $344,900 Active 64 DOM
9. 2026-06-08
   days on market $344,900 Active 63 DOM
10. 2026-06-07
    days on market $344,900 Active 62 DOM
11. 2026-06-05
    days on market $344,900 Active 59 DOM
12. 2026-06-03
    days on market $344,900 Active 58 DOM
13. 2026-06-02
    days on market $344,900 Active 57 DOM
14. 2026-06-01
    days on market $344,900 Active 56 DOM
15. 2026-05-31
    days on market $344,900 Active 55 DOM
16. 2026-05-30
    days on market $344,900 Active 54 DOM
17. 2026-05-21
    price $344,900
18. 2026-04-06
    listed $349,900 Active
19. 2026-04-06
    historical
20. 2026-01-08
    listed $349,900 Active
21. 2024-10-29
    soldstatus $22,500
22. 2024-10-28
    soldstatus $22,500 Closed 158-char remark

    Show marketing remark (158 chars)

    Great site on which to build your new Pt. Charlotte home. Easy access to all Charlotte County has to offer from dining to entertainment, shopping to sporting.

23. 2024-09-26
    status Pending 158-char remark

    Show marketing remark (158 chars)

    Great site on which to build your new Pt. Charlotte home. Easy access to all Charlotte County has to offer from dining to entertainment, shopping to sporting.

24. 2024-08-27
    listed $25,000 Active 158-char remark

    Show marketing remark (158 chars)

    Great site on which to build your new Pt. Charlotte home. Easy access to all Charlotte County has to offer from dining to entertainment, shopping to sporting.

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $2,863 · $239/mo
• Expected delta: +$1,728/yr (+$144/mo · 152.2%)

ⓘ 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 2/10 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: $32,694
• − Mortgage interest: −$19,320
• − Property taxes: −$1,135
• − Insurance: −$6,843
• − Repairs & maintenance: −$2,616
• − Management: −$2,616
• − Depreciation: −$10,033
• Taxable loss: −$9,868
• Est. tax savings @ 24.0%: +$2,368
• After-tax cash flow: $-1,486/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

+1279.6% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $344,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Sold (Public Records) $22,500 Public Records
• 2024-10-28 Sold (MLS) $22,500 Stellar MLS as Distributed by MLS Grid
• 2024-09-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-27 Listed $25,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $1,135 · +6.0% YoY. Source: county tax records.