2027 Midnight St · Port Charlotte, FL 33948

$115,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 178 Days on market

Built 1987 10,000 sqft lot Est $204k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor opportunity in Port Charlotte! This 3-bedroom, 2-bath single-family home sits on a spacious 10,000 sqft lot and offers approximately 1,184 sq ft of living space, providing a solid canvas for renovation, rental, or resale. The functional floor plan and generous lot size allow for multiple value-add possibilities, including interior updates, exterior enhancements, or long-term rental optimization. Located in an established neighborhood with no HOA, this property is conveniently close to shopping, dining, schools, medical facilities, and major roadways, making it attractive for both short and long term tenants. Strong rental demand in the area supports potential cash flow, while the l

Key facts

• Spacious lot
• Interior updates
• No hoa

Tags

• SPACIOUS LOT
• FUNCTIONAL FLOOR PLAN
• INTERIOR UPDATES
• EXTERIOR ENHANCEMENTS
• NO HOA
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Zoning: RSF3.5
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA association indicated

Exterior

• Utilities: Public water; Septic sewer; Electricity available
• Home design: Single-family residence; Single story (listed as two levels); Faces east
• Construction: Frame construction; Shingle roof; Other foundation details; Built on lot of approximately 0.23 acres (80 x 125)
• Exterior features: Other exterior features; Asphalt/paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 (-1.6%/yr); 953 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $115k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.70% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.22%
• DSCR: 2.03
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $203,648
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2094 Backton St	0.36mi	2/2.0 (-1)	1,201 (+1%)	1mo	$129,000	$107	75
2341 Granadeer St	0.59mi	3/2.0	1,183 (-0%)	5mo	$223,000	$189	68
2174 Taunt St	0.33mi	3/2.0	1,050 (-11%)	5mo	$192,000	$183	62
18104 Windingvail Ave	0.46mi	2/2.0 (-1)	1,263 (+7%)	2mo	$223,000	$177	61
18275 Cortland Ave	0.21mi	3/2.0	1,273 (+8%)	22mo	$170,000	$134	60
18033 Cochran Blvd	0.47mi	2/1.5 (-1)	1,090 (-8%)	8mo	$185,000	$170	52
18103 Clanton Ave	0.68mi	2/1.0 (-1)	1,148 (-3%)	12mo	$197,500	$172	44
2394 Box St	0.73mi	3/2.0	1,012 (-14%)	7mo	$156,000	$154	36

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: 9.2%
• Equity multiple: 1.35×
• Total profit: $11,237
• Equity at exit: $17,147

10-year hold

• IRR: 15.4%
• Equity multiple: 2.05×
• Total profit: $33,894
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$603
• Tax from tax record: −$271 /mo · $3,249/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $557

Break-even live

Break-even rent $1,251

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $622	-5% $589	+0% $557	+5% $524	+10% $492
Rent	-10% $402	-5% $479	+0% $557	+5% $634	+10% $711
Rate	-1.0pp $615	-0.5pp $586	base $557	+0.5pp $527	+1.0pp $497

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2223 Tinker St Port Charlotte, FL	3.0	2.0	1337	$2,400	$1.80	22d	1	0.44mi
1261 Joplin Ave NW Port Charlotte, FL	2.0	2.0	1200	$1,950	$1.62	22d	1	0.57mi
2586 Auburn Blvd Port Charlotte, FL	2.0	2.0	1028	$1,850	$1.80	14d	1	0.73mi
2457 Haven St Port Charlotte, FL	3.0	2.0	1150	$1,775	$1.54	22d	1	0.84mi
17319 Terry Ave Port Charlotte, FL	3.0	2.0	1478	$2,095	$1.42	22d	1	1.05mi
17230 Belmont Ave Port Charlotte, FL	2.0	2.0	1052	$1,375	$1.31	22d	1	1.12mi
2113 Como St Port Charlotte, FL	3.0	2.0	1162	$1,500	$1.29	22d	1	1.13mi
2022 Dorion St Port Charlotte, FL	3.0	2.0	1200	$1,695	$1.41	14d	1	1.21mi
1225 Armsdale Ave Port Charlotte, FL	3.0	2.0	1140	$1,525	$1.34	22d	1	1.31mi
17107 Thompson Ave Unit 17107 Port Charlotte, FL	3.0	2.0	1190	$1,900	$1.60	22d	1	1.36mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	1.37mi
979 Roseway Ter NW Unit 979 Port Charlotte, FL	2.0	2.0	1140	$1,750	$1.54	22d	1	1.44mi
979 Roseway Ter NW Port Charlotte, FL	3.0	1.5	1140	$1,525	$1.34	22d	1	1.44mi
2023 Fraser St Port Charlotte, FL	2.0	2.0	935	$1,450	$1.55	14d	1	1.45mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	1.45mi
2021 Fraser St Port Charlotte, FL	2.0	2.0	935	$1,450	$1.55	14d	1	1.46mi
19335 Water Oak Dr #108 Port Charlotte, FL	3.0	2.0	1207	$1,950	$1.62	22d	1	1.46mi
18118 Sullivan Ave Port Charlotte, FL	4.0	2.0	1481	$1,860	$1.26	22d	1	1.47mi
2046 Hilton St Port Charlotte, FL	2.0	2.0	1052	$1,375	$1.31	22d	1	1.49mi
2084 Hilton St Port Charlotte, FL	2.0	2.0	1052	$1,395	$1.33	14d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   price $115,000 Active 178 DOM
2. 2026-06-18
   days on market $180,000 Active 178 DOM
3. 2026-06-17
   days on market $180,000 Active 177 DOM
4. 2026-06-16
   days on market $180,000 Active 176 DOM
5. 2026-06-15
   days on market $180,000 Active 175 DOM
6. 2026-06-14
   days on market $180,000 Active 173 DOM
7. 2026-06-13
   days on market $180,000 Active 172 DOM
8. 2026-06-10
   days on market $180,000 Active 170 DOM
9. 2026-06-09
   days on market $180,000 Active 169 DOM
10. 2026-06-08
    days on market $180,000 Active 168 DOM
11. 2026-06-05
    days on market $180,000 Active 164 DOM
12. 2026-06-03
    days on market $180,000 Active 163 DOM
13. 2026-06-02
    days on market $180,000 Active 162 DOM
14. 2026-06-01
    days on market $180,000 Active 161 DOM
15. 2026-05-31
    days on market $180,000 Active 160 DOM
16. 2026-05-30
    days on market $180,000 Active 159 DOM
17. 2025-12-22
    listed $180,000 Active
18. 1998-12-31
    soldstatus $52,500

ⓘ 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: $3,249 · $271/mo
• Projected year-2 tax: $3,249 · $271/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $23,466
• − Mortgage interest: −$6,442
• − Property taxes: −$3,249
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$3,345
• Taxable income: $5,303
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $5,407/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

+242.9% since first listed

2 events — show timeline

• 2025-12-22 Listed $180,000 Stellar MLS as Distributed by MLS Grid
• 1998-12-31 Sold (Public Records) $52,500 Public Records

Property tax history

+11.4%/yr

Latest (2025): $3,249 · -9.5% YoY. Source: county tax records.