21150 Gertrude Ave #4 · Port Charlotte, FL 33952

$91,900

1 bd · 1.0 ba · 550 sqft · SingleFamily public records · 287 Days on market

Built 1979 435 sqft lot Est $138k · 33% under $298/mo HOA · 24% of rent

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• 1% rule +8.5/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

HOME SWEET HOME! Enjoy the Cottage Feel of this Quaint but Spacious 1 bed/1 bath End Unit Villa, with Tile Flooring Throughout, Freshly Painted Interior. Oak Cabinets in Kitchen with Tiled Counters and Breakfast Island, Great as Food Prep Station, Entertainer's Buffet or Dining! Large Living Room and Bedroom Boast PGT Hurricane Sliding Windows for Peace of Mind. Also, 2025' Electric Panel and 2022' Water Heater! HOA Replaced the Roof and All Building Exteriors are Freshly Painted. Clubhouse Offers FREE WIFI! and Attached Community Laundry Facility. Sunshine Villas Community is Centrally Located Nearby to Restaurants, Shops, Medical Facilities, Bowling, Golfing, Fishing, Beautiful Gulf Beach

Key facts

• Tiled counters
• Breakfast island
• Oak cabinets

Tags

• TILE FLOORING
• OAK CABINETS
• TILED COUNTERS
• BREAKFAST ISLAND
• PGT HURRICANE SLIDING WINDOWS
• ELECTRIC PANEL

Property features AI

Finance

• Financial info: Pets not allowed (per rental information)
• HOA & community: Homeowners association with monthly fee; Monthly association fee: $298.10; Association covers management, laundry, pest control, reserve fund and trash; Community amenities include a clubhouse, laundry and management; Non-gated community; Community contains 106 units

Exterior

• Parking: Assigned parking; Guest parking; One-space assigned
• Security: Smoke detector(s)
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Entry level: 1; Faces north; Resale property; Attached property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Paved road access; South exposure; Guest house attached; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Master bedroom (9.0 x 14.0); Great room (11.0 x 16.0); Kitchen (9.0 x 11.0) — listed as a room
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sliding windows; Breakfast bar; Built-in features; Kitchen island; Combined living/dining area; Main-level primary bedroom; Pantry; Tub/shower
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $-73 ($-875/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (14.0% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $79k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.2% 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% 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 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 712 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $635 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.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($81k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: severe 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 $79,015 (14.0% 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 287 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.35% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $137,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21027 Gladis Ave	0.38mi	1/1.0	567 (+3%)	22mo	$142,000	$250	58
21431 Holdern Ave	0.72mi	2/1.0 (+1)	625 (+14%)	23mo	$65,000	$104	19

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: -27.7%
• Equity multiple: 0.11×
• Total profit: $-22,889
• Equity at exit: $13,703

10-year hold

• IRR: -63.3%
• Equity multiple: -0.51×
• Total profit: $-38,812
• Equity at exit: $7,946

Cash invested: $25,732 (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: 712
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$482
• Tax from tax record: −$166 /mo · $1,987/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$298
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-73

Break-even live

Break-even rent $1,329

Max offer price $79,015

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-47	+0% $-73	+5% $-99	+10% $-125
Rent	-10% $-171	-5% $-122	+0% $-73	+5% $-24	+10% $25
Rate	-1.0pp $-27	-0.5pp $-50	base $-73	+0.5pp $-97	+1.0pp $-121

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.02mi
2305 Aaron St Port Charlotte, FL	—	1.0	395	$1,200	$3.04	15d	8	0.22mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.25mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	22d	3	0.35mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	22d	2	0.56mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	15d	1	0.56mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.65mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	1.23mi

HOA detail

• Monthly dues: $298 · $3,576/yr
• Likely covers: waterelectricinternet

Listing history 23 events

1. 2026-06-22
   days on market $91,900 Active 287 DOM
2. 2026-06-18
   days on market $91,900 Active 284 DOM
3. 2026-06-17
   days on market $91,900 Active 283 DOM
4. 2026-06-16
   days on market $91,900 Active 282 DOM
5. 2026-06-15
   days on market $91,900 Active 281 DOM
6. 2026-06-14
   days on market $91,900 Active 279 DOM
7. 2026-06-13
   days on market $91,900 Active 278 DOM
8. 2026-06-10
   days on market $91,900 Active 276 DOM
9. 2026-06-09
   days on market $91,900 Active 275 DOM
10. 2026-06-08
    days on market $91,900 Active 274 DOM
11. 2026-06-05
    days on market $91,900 Active 270 DOM
12. 2026-06-02
    days on market $91,900 Active 268 DOM
13. 2026-06-01
    days on market $91,900 Active 267 DOM
14. 2026-05-31
    days on market $91,900 Active 266 DOM
15. 2026-05-30
    days on market $91,900 Active 265 DOM
16. 2026-01-20
    price $91,900
17. 2025-10-07
    price $93,000
18. 2025-09-24
    status Active
19. 2025-08-14
    status Pending
20. 2025-07-27
    listed $95,000 Active
21. 2006-04-26
    soldstatus $80,000
22. 2005-06-02
    soldstatus $66,000
23. 2001-02-21
    soldstatus $55,000

ⓘ 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: $1,987 · $166/mo
• Projected year-2 tax: $1,987 · $166/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) · 97% 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: $14,845
• − Mortgage interest: −$5,148
• − Property taxes: −$1,987
• − Insurance: −$1,257
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − HOA: −$3,576
• − Depreciation: −$2,673
• Taxable loss: −$2,171
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $-354/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

+67.1% since first listed

8 events — show timeline

• 2026-01-20 Price Changed $91,900 FORTMLS
• 2025-10-07 Price Changed $93,000 FORTMLS
• 2025-09-24 Relisted — FORTMLS
• 2025-08-14 Pending — FORTMLS
• 2025-07-27 Listed $95,000 FORTMLS
• 2006-04-26 Sold (Public Records) $80,000 Public Records
• 2005-06-02 Sold (Public Records) $66,000 Public Records
• 2001-02-21 Sold (Public Records) $55,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,987 · +14.8% YoY. Source: county tax records.