2300 Aaron St #209 · Port Charlotte, FL 33952

$79,900

2 bd · 2.0 ba · 919 sqft · Condo public records · 125 Days on market

Built 1979 $441/mo HOA · 30% of rent

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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).

• Cash flow +25.4/30.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell, this unit will need some work. Don’t miss the potential to make this unit your own with some cosmetic updates. Install a high efficiency HVAC and you will be living the life. The condo is located on the second floor in Regency House condominium complex. This complex offers loads of activities. The complex has a secured entrance to the lobby with elevator access to second and third floors. The large kitchen opens to a dining and living room combination, with a sliding glass door to a porch type area. Many of these units have converted the porch into additional living space. The kitchen is large and has plenty of counter space and a breakfast bar. The two bedrooms are good size with ample closet space. There is covered parking and lovely grounds for activities. Please note, Seller will not complete any repairs to the property, either lender or buyer requested. The property is being sold in "AS IS" condition. This property is eligible under the Freddie Mac First Look Initiative (FMFL) for PRIMARY OWNER OCCUPANTS, NEIGHBORHOOD STABILIZATION, NON-PROFIT or GOV AGENCY PURCHASE through December 9, 2017.

Key facts

• Heated pools
• Grilling areas
• Tennis courts

Tags

• HURRICANE IMPACT WINDOWS
• SECURED STORAGE ROOM
• MAINTENANCE FREE COMMUNITY
• HEATED POOLS
• TENNIS COURTS
• GRILLING AREAS

Property features AI

Finance

• Financial info: Total annual association fees $5,292; Lease restrictions apply
• HOA & community: Monthly condo fee $441 (includes pool, structure & grounds maintenance, management, recreational facilities, sewer and water); Association: Palmer Property Management; Association approval required; Community features include owned recreational facilities, pool, tennis courts, sidewalks; deed restrictions apply; Senior community — no pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Water connected; Sewer connected
• Home design: Condominium residential unit; Unit faces east; Located in Regency House (multi-story building)
• Construction: Block and stucco construction; Other type roof; Slab foundation; Building has an elevator; Built as part of a 3-story building
• Exterior features: Outdoor lighting; Outdoor grill; Rain gutters; Sidewalk; Storage; In-ground heated gunite pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Elevator access; Window treatments
• Laundry & utility: Laundry in common area (upper level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 125 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $80k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 4.6

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: -6.6%
• Equity multiple: 0.77×
• Total profit: $-5,243
• Equity at exit: $11,913

10-year hold

• IRR: -4.2%
• Equity multiple: 0.78×
• Total profit: $-4,884
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$419
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$33
• HOA: −$441
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $184

Break-even live

Break-even rent $1,225

Max offer price $79,900

Occupancy floor 82%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.00mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.10mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.18mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	13d	2	0.19mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.19mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.22mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.23mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.31mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	13d	1	0.33mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.33mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	0.41mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.42mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	13d	1	0.47mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	0.47mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.52mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.55mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	0.65mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	0.67mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.70mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	0.71mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.77mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.81mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	13d	1	0.94mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	21d	1	0.99mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	1.19mi

HOA detail condo

• Monthly dues: $441 · $5,292/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-03-20
   price $79,900
3. 2026-02-23
   price $84,900
4. 2026-01-20
   price $89,900
5. 2025-12-30
   listed $92,900 Active
6. 2018-01-05
   soldstatus $43,000 Sold 1145-char remark

   Show marketing remark (1145 chars)

   Priced to sell, this unit will need some work. Don’t miss the potential to make this unit your own with some cosmetic updates. Install a high efficiency HVAC and you will be living the life. The condo is located on the second floor in Regency House condominium complex. This complex offers loads of activities. The complex has a secured entrance to the lobby with elevator access to second and third floors. The large kitchen opens to a dining and living room combination, with a sliding glass door to a porch type area. Many of these units have converted the porch into additional living space. The kitchen is large and has plenty of counter space and a breakfast bar. The two bedrooms are good size with ample closet space. There is covered parking and lovely grounds for activities. Please note, Seller will not complete any repairs to the property, either lender or buyer requested. The property is being sold in "AS IS" condition. This property is eligible under the Freddie Mac First Look Initiative (FMFL) for PRIMARY OWNER OCCUPANTS, NEIGHBORHOOD STABILIZATION, NON-PROFIT or GOV AGENCY PURCHASE through December 9, 2017.

7. 2017-12-04
   status Pending 1145-char remark

   Show marketing remark (1145 chars)

   Priced to sell, this unit will need some work. Don’t miss the potential to make this unit your own with some cosmetic updates. Install a high efficiency HVAC and you will be living the life. The condo is located on the second floor in Regency House condominium complex. This complex offers loads of activities. The complex has a secured entrance to the lobby with elevator access to second and third floors. The large kitchen opens to a dining and living room combination, with a sliding glass door to a porch type area. Many of these units have converted the porch into additional living space. The kitchen is large and has plenty of counter space and a breakfast bar. The two bedrooms are good size with ample closet space. There is covered parking and lovely grounds for activities. Please note, Seller will not complete any repairs to the property, either lender or buyer requested. The property is being sold in "AS IS" condition. This property is eligible under the Freddie Mac First Look Initiative (FMFL) for PRIMARY OWNER OCCUPANTS, NEIGHBORHOOD STABILIZATION, NON-PROFIT or GOV AGENCY PURCHASE through December 9, 2017.

8. 2017-11-17
   listed $44,900 Active 1145-char remark

   Show marketing remark (1145 chars)

   Priced to sell, this unit will need some work. Don’t miss the potential to make this unit your own with some cosmetic updates. Install a high efficiency HVAC and you will be living the life. The condo is located on the second floor in Regency House condominium complex. This complex offers loads of activities. The complex has a secured entrance to the lobby with elevator access to second and third floors. The large kitchen opens to a dining and living room combination, with a sliding glass door to a porch type area. Many of these units have converted the porch into additional living space. The kitchen is large and has plenty of counter space and a breakfast bar. The two bedrooms are good size with ample closet space. There is covered parking and lovely grounds for activities. Please note, Seller will not complete any repairs to the property, either lender or buyer requested. The property is being sold in "AS IS" condition. This property is eligible under the Freddie Mac First Look Initiative (FMFL) for PRIMARY OWNER OCCUPANTS, NEIGHBORHOOD STABILIZATION, NON-PROFIT or GOV AGENCY PURCHASE through December 9, 2017.

9. 1997-12-18
   soldstatus $39,000
10. 1979-11-01
    soldstatus $44,200

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,492
• − Mortgage interest: −$4,476
• − Property taxes: −$895
• − Insurance: −$400
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$5,292
• − Depreciation: −$2,324
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $1,891/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

+80.8% since first listed

10 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listed $92,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-05 Sold (MLS) $43,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-11-17 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 1997-12-18 Sold (Public Records) $39,000 Public Records
• 1979-11-01 Sold (Public Records) $44,200 Public Records

Property tax history

+5.6%/yr

Latest (2025): $895 · +4.4% YoY. Source: county tax records.