2117 Dewitt St · Port Charlotte, FL 33952

$179,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 84 Days on market

Built 1972 10,000 sqft lot Est $180k · at est.

---

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 +13.5/30.0
• ARV discount +7.7/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Some homes need everything, this one just needs you!! This well-maintained 2-bedroom, 2-bath in Port Charlotte is the perfect opportunity to make this solid home your own. Major updates include a new roof (2023) and HVAC package unit (2023), giving you peace of mind on the big-ticket items while leaving room to add your personal touch. Inside, you’ll find a functional layout with comfortable living areas, well-sized bedrooms, and a private ensuite bathroom in the primary suite. Sliding glass doors lead to a Florida room—ideal for a cozy sitting area, home office, or hobby space. The home also features interior laundry with washer and dryer

Key facts

• Florida room
• New a c
• Ensuite bathroom

Tags

• NEW ROOF
• NEW A C
• FLORIDA ROOM
• ENSUITE BATHROOM

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Electricity connected; Sewer available
• Home design: Single family residence; One story; Faces east; Residential property in fixer condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built area approximately 1,402 square feet
• Exterior features: Private mailbox; Rain gutters; Cleared lot; Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Window treatments
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $6 ($76/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 $156k (12.8% below list).
• Recommended offer: $156k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 38 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 31% 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 $1k of loan paydown is wiped out by about $5k 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 84 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $56k; list at $179k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,114 (12.8% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $179,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21403 Glendale Ave	0.20mi	3/1.0 (+1)	1,009 (+0%)	11mo	$252,500	$250	76
21475 Gibralter Dr	0.47mi	2/1.0	1,017 (+1%)	10mo	$93,000	$91	68
21327 Midway Blvd	0.08mi	2/2.0	1,116 (+11%)	8mo	$200,000	$179	67
21190 Midway Blvd	0.23mi	2/2.0	1,039 (+4%)	16mo	$219,000	$211	66
21426 Meehan Ave	0.25mi	2/2.0	1,056 (+5%)	18mo	$151,000	$143	61
2271 Hariet St	0.55mi	2/1.0	988 (-2%)	14mo	$225,000	$228	60
21914 Cellini Ave	0.49mi	3/1.0 (+1)	952 (-5%)	5mo	$197,500	$207	59
21139 Bersell Ave	0.44mi	3/1.0 (+1)	874 (-13%)	1mo	$150,000	$172	52
22163 Lasalle Rd	0.74mi	2/1.0	938 (-7%)	7mo	$124,000	$132	49
2392 Elkcam Blvd	0.65mi	3/2.0 (+1)	972 (-3%)	18mo	$80,000	$82	41
21019 Malden Ave	0.59mi	2/2.0	858 (-14%)	8mo	$215,000	$251	38
2395 Alda Ln	0.72mi	2/2.0	1,150 (+14%)	6mo	$120,000	$104	33

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-33,158
• Equity at exit: $26,689

10-year hold

• IRR: -20.1%
• Equity multiple: 0.08×
• Total profit: $-45,962
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$939
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $6

Break-even live

Break-even rent $1,553

Max offer price $179,000

Occupancy floor 95%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	13d	1	0.21mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	0.26mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.34mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.35mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.35mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.40mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.43mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.50mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	0.54mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	0.55mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	0.56mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.71mi
2395 Alda Ln Port Charlotte, FL	2.0	2.0	1150	$1,775	$1.54	21d	1	0.74mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.74mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	0.76mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.76mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.78mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.80mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	13d	1	0.86mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.89mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	13d	2	0.89mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	0.89mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.89mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.91mi
1293 Dorchester St Port Charlotte, FL	2.0	2.0	1250	$1,800	$1.44	13d	1	0.94mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.94mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.96mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.01mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	1.05mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	1.08mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	1.09mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.13mi
20362 Emerald Ave Port Charlotte, FL	2.0	2.0	1220	$1,750	$1.43	21d	1	1.14mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	1.21mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	13d	1	1.30mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	1.38mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	13d	1	1.45mi
322 Lasayette Dr NE Port Charlotte, FL	2.0	1.5	1140	$1,475	$1.29	21d	1	1.45mi

Listing history 22 events

1. 2026-06-17
   status $179,000 Pending 84 DOM
2. 2026-06-17
   days on market $179,000 Active 84 DOM
3. 2026-06-16
   days on market $179,000 Active 83 DOM
4. 2026-06-15
   days on market $179,000 Active 82 DOM
5. 2026-06-14
   days on market $179,000 Active 80 DOM
6. 2026-06-13
   days on market $179,000 Active 79 DOM
7. 2026-06-10
   days on market $179,000 Active 77 DOM
8. 2026-06-09
   days on market $179,000 Active 76 DOM
9. 2026-06-08
   days on market $179,000 Active 75 DOM
10. 2026-06-07
    days on market $179,000 Active 74 DOM
11. 2026-06-05
    days on market $179,000 Active 71 DOM
12. 2026-06-03
    days on market $179,000 Active 70 DOM
13. 2026-06-02
    days on market $179,000 Active 69 DOM
14. 2026-06-01
    days on market $179,000 Active 68 DOM
15. 2026-05-31
    days on market $179,000 Active 67 DOM
16. 2026-05-30
    days on market $179,000 Active 66 DOM
17. 2026-05-12
    status Active
18. 2026-05-06
    status Pending
19. 2026-04-17
    price $179,000
20. 2026-03-20
    listed $185,000 Active
21. 1992-02-01
    soldstatus $56,000
22. 1990-12-01
    soldstatus $45,000

ⓘ 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/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 6/10 Major FEMA zone X (shaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $18,734
• − Mortgage interest: −$10,027
• − Property taxes: −$2,564
• − Insurance: −$895
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$5,207
• Taxable loss: −$2,957
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $786/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

+297.8% since first listed

6 events — show timeline

• 2026-05-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1992-02-01 Sold (Public Records) $56,000 Public Records
• 1990-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,564 · -5.2% YoY. Source: county tax records.