22341 Midway Blvd · Port Charlotte, FL 33952

$214,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 352 Days on market

Built 1962 7,500 sqft lot Est $201k · 6% over

---

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 +12.4/30.0
• ARV discount +4.6/15.0
• Schools +4.6/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your slice of Florida living in Port Charlotte! This centrally located 3-bedroom, 1-bath home blends classic Florida charm with thoughtful updates and a comfortable layout. The updated kitchen is the heart of the home, featuring ample counter space, a beautiful glass tile backsplash, and a popular peninsula that opens to the living room—perfect for entertaining or staying connected with family and guests while cooking. Recent improvements include * * new drainage pipes by the kitchen, a new faucet, dishwasher, and garbage disposal * * , adding extra peace of mind for the new owner. Original * * terrazzo flooring throughout * * the home adds timeless character while b

Key facts

• Terrazzo floor
• Updated kitchen
• Indoor utility room

Tags

• UPDATED KITCHEN
• GLASS TILE BACKSPLASH
• TERRAZZO FLOOR
• INDOOR UTILITY ROOM
• LARGE SHED
• ROOF REPLACED

Property features AI

Finance

• Other: Homestead exempt; No CDD
• HOA & community: No HOA/association

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; North facing; Residential zoning (RSF3.5)
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.17 acre lot
• Exterior features: Hurricane shutters; Asphalt road access; 75 x 100 lot dimensions

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Terrazzo; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living room and dining room combo; Open floorplan
• Laundry & utility: Washer (included); Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (26.0% below list).
• Recommended offer: $158k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Neil Armstrong Elementary School (math 66% / reading 63%, grade B, #525 of 2,144 statewide, top 26%, 780 students, 63% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6k 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 352 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $90k; list at $214k implies a 138% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,260 (26.0% 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 352 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $201,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22275 Belinda Ave	0.30mi	2/1.0	1,056 (-1%)	12mo	$205,000	$194	75
1660 Hayworth Rd	0.17mi	3/1.5 (+1)	1,169 (+10%)	6mo	$252,500	$216	63
1582 Noble Ter	0.39mi	3/2.0 (+1)	1,053 (-1%)	13mo	$205,000	$195	60
22163 Lasalle Rd	0.34mi	2/1.0	938 (-12%)	7mo	$124,000	$132	59
1580 Hayworth Rd	0.26mi	3/2.0 (+1)	1,217 (+14%)	9mo	$230,000	$189	47
22075 Felton Ave	0.64mi	3/1.0 (+1)	1,183 (+11%)	1mo	$158,000	$134	46
2271 Hariet St	0.67mi	2/1.0	988 (-7%)	14mo	$225,000	$228	45
22549 Bolanos Ct	0.51mi	2/2.0	1,217 (+14%)	7mo	$230,000	$189	42
1563 Beacon Dr	0.58mi	2/2.0	1,176 (+10%)	15mo	$211,000	$179	39
1572 Abscott St	0.66mi	2/1.5	912 (-14%)	9mo	$205,000	$225	36
1517 Abel St	0.51mi	3/2.0 (+1)	1,220 (+15%)	15mo	$170,000	$139	30
2163 Easy St	0.74mi	2/2.0	1,200 (+13%)	12mo	$205,000	$171	30

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-41,680
• Equity at exit: $31,908

10-year hold

• IRR: -20.9%
• Equity multiple: 0.04×
• Total profit: $-57,525
• Equity at exit: $18,503

Cash invested: $59,920 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-36

Break-even live

Break-even rent $1,628

Max offer price $207,705

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $25	+0% $-36	+5% $-96	+10% $-157
Rent	-10% $-161	-5% $-98	+0% $-36	+5% $27	+10% $89
Rate	-1.0pp $72	-0.5pp $19	base $-36	+0.5pp $-91	+1.0pp $-148

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	0.20mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	0.28mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	0.42mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.52mi
2451 Aquilos Ct Port Charlotte, FL	2.0	2.0	1307	$2,000	$1.53	14d	1	0.56mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	0.63mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	14d	1	0.66mi
2171 Birchcrest Blvd Port Charlotte, FL	2.0	1.5	1162	$1,500	$1.29	21d	1	0.67mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.73mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	0.74mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	14d	1	0.85mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	0.86mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	0.94mi
1299 Birchcrest Blvd Port Charlotte, FL	3.0	2.0	1176	$1,800	$1.53	21d	1	0.98mi
21385 Gibralter Dr Port Charlotte, FL	2.0	2.0	1172	$1,650	$1.41	21d	1	0.99mi
1506 Dewitt St Port Charlotte, FL	3.0	2.0	1198	$1,800	$1.50	21d	1	1.10mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	1.12mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	1.15mi
21422 Kenyon Ave Port Charlotte, FL	2.0	2.0	1149	$1,400	$1.22	21d	1	1.17mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	1.18mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.19mi
21307 Gertrude Ave Port Charlotte, FL	2.0	3.0	1170	$1,650	$1.41	21d	1	1.22mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	1.27mi
3281 Easy St Port Charlotte, FL	3.0	2.0	1196	$1,750	$1.46	14d	1	1.34mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.35mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	1.36mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.36mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	1.38mi

Listing history 36 events

1. 2026-06-18
   days on market $214,000 Active 352 DOM
2. 2026-06-17
   days on market $214,000 Active 351 DOM
3. 2026-06-16
   days on market $214,000 Active 350 DOM
4. 2026-06-15
   days on market $214,000 Active 349 DOM
5. 2026-06-14
   days on market $214,000 Active 347 DOM
6. 2026-06-13
   days on market $214,000 Active 346 DOM
7. 2026-06-10
   days on market $214,000 Active 344 DOM
8. 2026-06-09
   days on market $214,000 Active 343 DOM
9. 2026-06-08
   days on market $214,000 Active 342 DOM
10. 2026-06-05
    days on market $214,000 Active 338 DOM
11. 2026-06-02
    days on market $214,000 Active 336 DOM
12. 2026-06-01
    days on market $214,000 Active 335 DOM
13. 2026-05-31
    days on market $214,000 Active 334 DOM
14. 2026-05-30
    days on market $214,000 Active 333 DOM
15. 2025-12-28
    status Active
16. 2025-12-24
    historical
17. 2025-06-27
    listed $214,000 Active
18. 2021-07-22
    status Pending
19. 2021-07-21
    historical
20. 2021-07-13
    price $164,000
21. 2021-06-13
    price $155,000
22. 2021-06-13
    status Active
23. 2021-05-26
    status Pending
24. 2021-05-23
    status Active
25. 2021-05-22
    status Pending
26. 2021-05-17
    listed $150,000 Active
27. 2014-08-07
    historical
28. 2014-06-10
    historical
29. 2014-04-09
    price $71,989
30. 2014-04-09
    price $70,989 Active
31. 2014-04-09
    status Active
32. 2014-04-03
    listed $72,000 Active
33. 2007-02-16
    listed $144,900
34. 2007-01-31
    soldstatus $90,000
35. 2006-12-15
    soldstatus $99,000
36. 2006-10-20
    listed $99,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$882/yr (+$74/mo · 98.7%)

ⓘ 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 (unshaded) · 54% 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: $18,991
• − Mortgage interest: −$11,987
• − Property taxes: −$894
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$6,225
• Taxable loss: −$4,224
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $586/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

+116.2% since first listed

22 events — show timeline

• 2025-12-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-27 Listed $214,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-13 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-13 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-17 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Price Changed $70,989 Stellar MLS as Distributed by MLS Grid
• 2014-04-09 Price Changed $71,989 Stellar MLS as Distributed by MLS Grid
• 2014-04-03 Listed $72,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-16 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2007-01-31 Sold (Public Records) $90,000 Public Records
• 2006-12-15 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-20 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $894 · +3.0% YoY. Source: county tax records.