21123 Glendale Ave · Port Charlotte, FL 33952

$124,900

2 bd · 1.0 ba · 851 sqft · SingleFamily public records · 10 Days on market

Built 1960 7,499 sqft lot Est $165k · 24% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• 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

WOW, what a dollhouse. Granite kitchen counters, newer windows, electric, hot water heater, kitchen sink, toilet and vanity, hurricane shutters all around. Mrs. Clean lives here, you will be pleased to see this adorable home. Furnishings are negotiable and the shed will be removed prior to close. Call to make an appointment today.

Key facts

• Three huge sheds
• Located near parks
• Backyard fenced

Tags

• BACKYARD FENCED
• THREE HUGE SHEDS
• LOCATED NEAR SHOPPING
• LOCATED NEAR RESTAURANTS
• LOCATED NEAR PARKS
• LOCATED NEAR GOLF COURSES

Property features AI

Finance

• Other: Residential property zoned RSF3.5; Lot approximately 0.17 acres; Asphalt road access; Unfurnished; Permit number 20230542275; Builder license CGC1512600
• HOA & community: No association

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Single family residence; One level; Faces north
• Construction: Stucco construction; Roof over; Crawlspace foundation; Built by SHAWN M COLE
• Exterior features: Hurricane shutters; Storage

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Living room/dining room combo; Solid surface counters
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• 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: 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 53% FRL track the district average.
• 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 22d 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 $864 of loan paydown is wiped out by about $4k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $80k; list at $125k implies a 56% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $165,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21139 Bersell Ave	0.19mi	3/1.0 (+1)	874 (+3%)	1mo	$150,000	$172	80
21019 Malden Ave	0.36mi	2/2.0	858 (+1%)	8mo	$215,000	$251	71
21035 Glendale Ave	0.16mi	2/1.0	735 (-14%)	2mo	$129,900	$177	68
21379 Gladis Ave	0.47mi	2/1.0	812 (-5%)	15mo	$199,000	$245	58
21051 Glendale Ave	0.13mi	2/1.0	966 (+14%)	22mo	$187,500	$194	53
21394 Glendale Ave	0.49mi	2/1.0	874 (+3%)	24mo	$230,000	$263	53
1627 Adrian St	0.59mi	2/1.0	912 (+7%)	18mo	$175,000	$192	45
21282 Percy Ave	0.33mi	2/1.0	735 (-14%)	23mo	$45,000	$61	43
1389 Hinton St	0.68mi	2/2.0	931 (+9%)	10mo	$144,900	$156	40
21914 Cellini Ave	0.70mi	3/1.0 (+1)	952 (+12%)	5mo	$197,500	$207	38
21439 Midway Blvd	0.58mi	2/1.0	962 (+13%)	19mo	$220,000	$229	36
2392 Elkcam Blvd	0.41mi	3/2.0 (+1)	972 (+14%)	18mo	$80,000	$82	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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,691
• Equity at exit: $18,623

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $11,190
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$655
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $360

Break-even live

Break-even rent $1,027

Max offer price $124,900

Occupancy floor 71%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	0.10mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	0.13mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	0.18mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	21d	1	0.42mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	21d	1	0.50mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	21d	1	0.58mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	21d	1	0.58mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	21d	1	0.61mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	21d	1	0.65mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	0.65mi
21499 Glendale Ave Port Charlotte, FL	3.0	1.0	1077	$1,600	$1.49	21d	1	0.69mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$2,500	$3.53	21d	3	0.77mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	14d	2	0.77mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	14d	1	0.90mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,445	$2.04	21d	2	0.94mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	14d	1	0.94mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	21d	1	1.04mi
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	21d	2	1.04mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	21d	1	1.04mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	21d	1	1.08mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	14d	1	1.09mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	21d	1	1.15mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	21d	1	1.20mi
394 Ferris Dr NW Port Charlotte, FL	3.0	2.0	842	$1,395	$1.66	21d	1	1.22mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	1.31mi

Listing history 9 events

1. 2026-06-18
   days on market $124,900 Active 10 DOM
2. 2026-06-17
   days on market $124,900 Active 9 DOM
3. 2026-06-16
   days on market $124,900 Active 8 DOM
4. 2026-06-15
   days on market $124,900 Active 7 DOM
5. 2026-06-14
   days on market $124,900 Active 5 DOM
6. 2026-06-13
   days on market $124,900 Active 4 DOM
7. 2026-06-10
   days on market $124,900 Active 2 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   listed $124,900 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 6/10 Major FEMA zone X (shaded) · 57% 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: $17,792
• − Mortgage interest: −$6,996
• − Property taxes: −$1,256
• − Insurance: −$624
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,633
• Taxable income: $2,435
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,731/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

+399.6% since first listed

18 events — show timeline

• 2026-06-08 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-06-22 Sold (Public Records) $80,000 Public Records
• 2016-06-20 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-13 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-02 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-03-10 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2014-10-24 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-23 Sold (Public Records) $58,000 Public Records
• 2014-09-29 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-07-10 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-05-05 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-01 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2003-06-04 Sold (Public Records) $49,000 Public Records
• 1998-10-19 Sold (Public Records) $46,900 Public Records
• 1998-05-05 Sold (Public Records) $25,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,256 · +1.7% YoY. Source: county tax records.