2140 Carnac St · Port Charlotte, FL 00000

$260,000

3 bd · 2.0 ba · 2,489 sqft · SingleFamily public records · 2 Days on market

Built 1975 0.34 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 2140 Carnac St. in beautiful Port Charlotte, Florida! A Move in Ready Custom Built 3 Bed 2 Bath Home with built in Pool Large enclosed Lani Florida Outdoor living at its best! Large nearly 2500 Sq. Ft. single-family home was custom built as the model home of the Development. Now a cornerstone lot nestled in a peaceful residential neighborhood, offering the perfect blend of comfort and convenience. Designed and built perfectly for family gatherings, relaxing at your private enclosed Pool Oasis, enjoying Florida's sunny weather. The property features a large over size Corner Lot, Fenced yard, gated for easy trailer storage. Easy access to Tamiami Trail (US-41), you're just minutes from shopping, dining, and entertainment. Nearby include Publix Super Market at Port Charlotte Plaza, Walmart Neighborhood Markets, and local favorites. Enjoy proximity to Port Charlotte Beach Park, Fawcett Memorial Hospital, and the Port Charlotte Town Center Mall. All the waters of south Florida for Boating and Fishing. Whether you're a first-time homebuyer, looking to downsize, or searching for a smart investment, this home offers an unbeatable location and lifestyle. This amazing home features 3 spacious bedrooms, 2 full baths. The Ensuite Master and 2nd Bedroom both have sliding door access to the enclosed Pool Lani area. The enclosed fully finished garage can be reopened or remain as private entrance apartment. You'll enjoy the flow through design including separated Dining room, Livingroom, Great Room with wet-bar and closed fireplace. This Model Home was truly a Custom Design with Huge Closets, Pool side access to a Full Bathroom Large and Many other Features all built on a NO Flood Zone lot and Wind Mitigated roof design offering lower insurance cost. New Roof 2023 HVAC 2018 water heater 2021, New Ref, Microwave, Storage Shed new interior and exterior painting. Many other small upgrades were made by the seller to make this home move in ready

Key facts

• Built in pool
• Fenced yard
• Large enclosed lani

Tags

• CUSTOM BUILT HOME
• BUILT IN POOL
• LARGE ENCLOSED LANI
• CORNER LOT
• FENCED YARD
• GATED FOR EASY TRAILER STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (9.2% below list).
• Recommended offer: $236k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 14 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• 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 $236,182 (9.2% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $43,757
• Equity at exit: $116,907

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $138,265
• Equity at exit: $180,168

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $196

Break-even live

Break-even rent $2,114

Max offer price $260,000

Occupancy floor 87%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 Broad Ranch Dr Port Charlotte, FL	3.0	2.0	1908	$6,000	$3.14	21d	1	0.40mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	21d	1	0.48mi
945 Chevy Chase St Port Charlotte, FL	3.0	2.0	1582	$2,875	$1.82	21d	1	0.59mi
1000 Chevy Chase St Port Charlotte, FL	3.0	2.0	1589	$3,500	$2.20	21d	1	0.67mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	13d	1	0.74mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	21d	1	0.83mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	13d	1	0.86mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	21d	1	1.19mi
2144 Pellam Blvd Port Charlotte, FL	4.0	2.5	1751	$2,106	$1.20	13d	1	1.23mi
1275 Price Cir NW Port Charlotte, FL	3.0	2.0	1810	$1,700	$0.94	21d	1	1.24mi
1238 Yorkshire St Port Charlotte, FL	3.0	2.0	2377	$5,000	$2.10	21d	1	1.33mi
504 Vannell St Port Charlotte, FL	3.0	2.0	1698	$1,700	$1.00	21d	1	1.36mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	1.41mi
285 Millport St NW Port Charlotte, FL	3.0	2.0	1651	$2,200	$1.33	21d	1	1.47mi

Listing history 12 events

1. 2025-08-15
   soldstatus $268,000
2. 2025-08-14
   soldstatus $268,000 1969-char remark

   Show marketing remark (1969 chars)

   Welcome to 2140 Carnac St. in beautiful Port Charlotte, Florida! A Move in Ready Custom Built 3 Bed 2 Bath Home with built in Pool Large enclosed Lani Florida Outdoor living at its best! Large nearly 2500 Sq. Ft. single-family home was custom built as the model home of the Development. Now a cornerstone lot nestled in a peaceful residential neighborhood, offering the perfect blend of comfort and convenience. Designed and built perfectly for family gatherings, relaxing at your private enclosed Pool Oasis, enjoying Florida's sunny weather. The property features a large over size Corner Lot, Fenced yard, gated for easy trailer storage. Easy access to Tamiami Trail (US-41), you're just minutes from shopping, dining, and entertainment. Nearby include Publix Super Market at Port Charlotte Plaza, Walmart Neighborhood Markets, and local favorites. Enjoy proximity to Port Charlotte Beach Park, Fawcett Memorial Hospital, and the Port Charlotte Town Center Mall. All the waters of south Florida for Boating and Fishing. Whether you're a first-time homebuyer, looking to downsize, or searching for a smart investment, this home offers an unbeatable location and lifestyle. This amazing home features 3 spacious bedrooms, 2 full baths. The Ensuite Master and 2nd Bedroom both have sliding door access to the enclosed Pool Lani area. The enclosed fully finished garage can be reopened or remain as private entrance apartment. You'll enjoy the flow through design including separated Dining room, Livingroom, Great Room with wet-bar and closed fireplace. This Model Home was truly a Custom Design with Huge Closets, Pool side access to a Full Bathroom Large and Many other Features all built on a NO Flood Zone lot and Wind Mitigated roof design offering lower insurance cost. New Roof 2023 HVAC 2018 water heater 2021, New Ref, Microwave, Storage Shed new interior and exterior painting. Many other small upgrades were made by the seller to make this home move in ready

3. 2025-08-14
   listed $268,000 1969-char remark

   Show marketing remark (1969 chars)

   Welcome to 2140 Carnac St. in beautiful Port Charlotte, Florida! A Move in Ready Custom Built 3 Bed 2 Bath Home with built in Pool Large enclosed Lani Florida Outdoor living at its best! Large nearly 2500 Sq. Ft. single-family home was custom built as the model home of the Development. Now a cornerstone lot nestled in a peaceful residential neighborhood, offering the perfect blend of comfort and convenience. Designed and built perfectly for family gatherings, relaxing at your private enclosed Pool Oasis, enjoying Florida's sunny weather. The property features a large over size Corner Lot, Fenced yard, gated for easy trailer storage. Easy access to Tamiami Trail (US-41), you're just minutes from shopping, dining, and entertainment. Nearby include Publix Super Market at Port Charlotte Plaza, Walmart Neighborhood Markets, and local favorites. Enjoy proximity to Port Charlotte Beach Park, Fawcett Memorial Hospital, and the Port Charlotte Town Center Mall. All the waters of south Florida for Boating and Fishing. Whether you're a first-time homebuyer, looking to downsize, or searching for a smart investment, this home offers an unbeatable location and lifestyle. This amazing home features 3 spacious bedrooms, 2 full baths. The Ensuite Master and 2nd Bedroom both have sliding door access to the enclosed Pool Lani area. The enclosed fully finished garage can be reopened or remain as private entrance apartment. You'll enjoy the flow through design including separated Dining room, Livingroom, Great Room with wet-bar and closed fireplace. This Model Home was truly a Custom Design with Huge Closets, Pool side access to a Full Bathroom Large and Many other Features all built on a NO Flood Zone lot and Wind Mitigated roof design offering lower insurance cost. New Roof 2023 HVAC 2018 water heater 2021, New Ref, Microwave, Storage Shed new interior and exterior painting. Many other small upgrades were made by the seller to make this home move in ready

4. 2025-07-20
   status Pending
5. 2025-07-18
   listed $260,000 Active
6. 2025-07-09
   historical
7. 2025-06-30
   price $338,000
8. 2025-06-26
   price $340,000
9. 2025-06-04
   price $345,000
10. 2025-04-11
    listed $360,000 Active
11. 2003-02-05
    soldstatus $99,000
12. 1984-01-01
    soldstatus $90,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$578/yr (+$48/mo · 36.6%)

ⓘ 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) · 94% 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: $28,342
• − Mortgage interest: −$14,564
• − Property taxes: −$1,580
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − Depreciation: −$7,564
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $2,831/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+197.8% since first listed

12 events — show timeline

• 2025-08-15 Sold (Public Records) $268,000 Public Records
• 2025-08-14 Listed $268,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Sold (MLS) $268,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-20 Pending — FLKMLS
• 2025-07-18 Listed $260,000 FLKMLS
• 2025-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $338,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-04 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-11 Listed $360,000 Stellar MLS as Distributed by MLS Grid
• 2003-02-05 Sold (Public Records) $99,000 Public Records
• 1984-01-01 Sold (Public Records) $90,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,580 · +1.7% YoY. Source: county tax records.