1235 Sheridan Dr NW · Port Charlotte, FL 33948

$165,000

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 2 Days on market

Built 1984 0.31 ac 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot pool home. Home features skylight in living room, new stainless steel appliances in kitchen, split bedroom plan. Guest bath goes out into the pool area. Kitchen nook as well as a dining room. Mastetr bedroom has sliders out to the pool. Dual sinks and shower in master bath. This is a Fannnie Mae Homepath proerty. Purchase this property for as little as 3$ down! This property is approved for Homepath Mortgage and Homepath Renovation Mortgage Financing.

Key facts

• 0.31 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Lot about 0.31 acres (approx. 100 x 128, asphalt road); Zoning RSF3.5; Property ID US-12015-N-402217129001-R-N; Unfurnished; Directions: Lakeview to Labelle to Sheridan
• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Residential property; Fixer condition; One story; Faces southwest; Entry level: One
• Construction: Stucco construction; Shingle roof; Slab foundation; Building area total 2,583 square feet; Living area 1,754 square feet
• Exterior features: Other exterior features; In-ground private pool

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.7% 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 (-1.6%/yr); 953 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 44% of the median local income ($63k/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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $134k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; 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 $165,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.39% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $357,816
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
966 Red Bay Ter NW	0.27mi	3/2.0	1,771 (+1%)	23mo	$361,000	$204	67
871 Columbia St	0.64mi	3/2.0	1,686 (-4%)	11mo	$450,000	$267	55
1081 Fleetwood Dr NW	0.31mi	3/2.0	1,954 (+11%)	17mo	$392,000	$201	53
1249 White Oak Trl	0.74mi	3/2.0	1,535 (-12%)	5mo	$277,500	$181	41
1349 Old Oak Trl	0.70mi	3/2.0	1,535 (-12%)	9mo	$385,000	$251	39
18466 Inwood Ave	0.72mi	3/2.0	2,002 (+14%)	7mo	$325,000	$162	37
2290 Sunninglow St	0.72mi	3/2.0	1,628 (-7%)	22mo	$387,500	$238	36
18440 Barbara Ave	0.58mi	4/2.0 (+1)	1,617 (-8%)	23mo	$320,000	$198	36
2224 Pellam Blvd	0.58mi	3/2.5	1,562 (-11%)	23mo	$465,000	$298	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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-7,553
• Equity at exit: $24,602

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,358
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$865
• Tax from tax record: −$408 /mo · $4,892/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $404

Break-even live

Break-even rent $1,783

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	20d	1	0.39mi
1011 Tropical Ave NW Port Charlotte, FL	3.0	2.0	1558	$1,950	$1.25	20d	1	0.48mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	20d	1	0.48mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	20d	1	0.50mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	13d	1	0.50mi
2220 Broad Ranch Dr Port Charlotte, FL	3.0	2.0	1908	$6,000	$3.14	20d	1	0.54mi
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	20d	1	0.80mi
20254 Lorenzo Ave Port Charlotte, FL	4.0	2.0	1449	$1,895	$1.31	20d	1	1.10mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	20d	1	1.22mi
678 Rutland Cir Port Charlotte, FL	4.0	2.0	1833	$1,925	$1.05	13d	1	1.24mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	13d	1	1.29mi
18407 Avon Ave Port Charlotte, FL	2.0	2.0	1508	$1,775	$1.18	20d	1	1.33mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	20d	1	1.41mi
18423 Elgin Ave Port Charlotte, FL	4.0	2.0	1636	$2,200	$1.34	20d	1	1.47mi
18400 Tulane Ave Port Charlotte, FL	4.0	2.0	1636	$2,600	$1.59	13d	1	1.47mi
504 Vannell St Port Charlotte, FL	3.0	2.0	1698	$1,700	$1.00	20d	1	1.50mi

Listing history 3 events

1. 2026-06-05
   statusdays on market $165,000 Pending 2 DOM
2. 2026-06-03
   remarks 385-char remark
3. 2026-06-03
   listed $165,000 Active 1 DOM

ⓘ 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: $4,892 · $408/mo
• Projected year-2 tax: $4,892 · $408/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) · 96% 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: $27,521
• − Mortgage interest: −$9,243
• − Property taxes: −$4,892
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$4,800
• Taxable income: $2,560
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,229/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

+118.5% since first listed

8 events — show timeline

• 2026-06-02 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2013-09-30 Sold (MLS) $134,500 Stellar MLS as Distributed by MLS Grid
• 2013-07-02 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-24 Sold (Public Records) $230,000 Public Records
• 2001-12-31 Sold (Public Records) $125,500 Public Records
• 2001-07-05 Sold (Public Records) $119,900 Public Records
• 1999-04-21 Sold (Public Records) $106,000 Public Records
• 1987-05-01 Sold (Public Records) $75,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,892 · +4.7% YoY. Source: county tax records.