4362 Pinnacle St · Charlotte Harbor, FL 33980

$350,000

8 bd · 4.0 ba · 2,266 sqft · MultiFamily public records · 569 Days on market

Built 1959 0.32 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Quadruplex with Metal Roof and is Located in a good Rental Area of Charlotte Harbor, located close to US41(Tamiami Trail) and the Kingshwy/Harborview corridor, Charlotte Harbor, Sunseeker Resort and with quick access to I-75 or US 41(Tamiami Trail). All units flooded by Hurricane Milton * * Damaged Drywall has been removed * * * The Property is being Sold AS IS * * * Also includes the vacant lot behind the subject property 4375 Eaglet Rd * * *

Key facts

• 0.32 acre lot
• Built 1959
• Listed 569 days

Property features AI

Finance

• Other: Zoned CR3.5; Two lots (total acreage approximately one-third acre); Has additional parcels
• Financial info: Estimated annual market income not provided; Annual net income not provided
• HOA & community: No association

Exterior

• Parking: No parking information listed
• Security: No security information listed
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Residential income property (quadruplex); One-story building; Slab foundation
• Construction: Block construction; Membrane and metal roofing; One building on the property
• Exterior features: Private mailbox; Paved road access; Flood zone — flood insurance required

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Four bedrooms total; Property is a multi-unit building containing four 1-bedroom units
• Flooring: No flooring information listed
• Bathrooms: Each unit has one bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No interior features listed
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $975/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, 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 falling (-4.0%/yr); 600 active listings in the ZIP; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• At $8,322/mo this rent would consume 157% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 569 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $70k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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 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: 2.38% ✓
• Cap rate: 21.13%
• Cash-on-cash: 52.97%
• DSCR: 3.36
• GRM: 3.5

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: 41.6%
• Equity multiple: 2.71×
• Total profit: $167,556
• Equity at exit: $52,186

10-year hold

• IRR: 46.3%
• Equity multiple: 4.80×
• Total profit: $372,627
• Equity at exit: $30,262

Cash invested: $98,000 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $8,322 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,748
• Net cashflow: $3,900

Break-even live

Break-even rent $3,386

Max offer price $350,000

Occupancy floor 48%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$8,324
Total (4 units)			$8,322

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 569 DOM
2. 2026-06-17
   days on market $350,000 Active 568 DOM
3. 2026-06-16
   days on market $350,000 Active 567 DOM
4. 2026-06-15
   days on market $350,000 Active 566 DOM
5. 2026-06-14
   days on market $350,000 Active 564 DOM
6. 2026-06-13
   days on market $350,000 Active 563 DOM
7. 2026-06-10
   days on market $350,000 Active 561 DOM
8. 2026-06-09
   days on market $350,000 Active 560 DOM
9. 2026-06-08
   days on market $350,000 Active 559 DOM
10. 2026-06-05
    days on market $350,000 Active 555 DOM
11. 2026-06-02
    days on market $350,000 Active 553 DOM
12. 2026-06-01
    days on market $350,000 Active 552 DOM
13. 2026-05-31
    days on market $350,000 Active 551 DOM
14. 2026-05-30
    days on market $350,000 Active 550 DOM
15. 2025-11-26
    price $350,000
16. 2025-05-27
    price $394,700
17. 2025-04-08
    price $410,000
18. 2024-11-26
    listed $420,000 Active
19. 2024-11-10
    historical
20. 2024-06-05
    price $500,000
21. 2024-05-01
    listed $525,000 Active
22. 2006-08-10
    historical
23. 2006-06-28
    listed $295,000

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,202 · $267/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 10/10 Extreme FEMA zone AE · 99% 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: $99,864
• − Mortgage interest: −$19,605
• − Property taxes: −$3,202
• − Insurance: −$6,868
• − Repairs & maintenance: −$7,989
• − Management: −$7,989
• − Depreciation: −$10,182
• Taxable income: $44,028
• Est. tax owed @ 24.0%: −$10,567
• After-tax cash flow: $36,230/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 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: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• 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

+18.6% since first listed

9 events — show timeline

• 2025-11-26 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $394,700 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $410,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Listed $420,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $500,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Listed $525,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-06-28 Listed $295,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.3%/yr

Latest (2025): $3,202 · -50.9% YoY. Source: county tax records.