2100 Kings Hwy #127 · Port Charlotte, FL 33980

$165,000

2 bd · 2.0 ba · 912 sqft · SingleFamily · 128 Days on market

Built 1977 4,649 sqft lot Est $140k · 17% over $426/mo HOA · 23% of rent

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Why this score? — see what drove the F 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 +10.8/30.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well hello there wonderfully maintained home on a premium interior lot in Maple Leaf Golf & Country Club! This owner has taken very good care of this home and you will see it and feel it the minute you walk in. With 912 square feet PLUS two bedrooms/two baths, a large (24 x 10) enclosed Florida room PLUS a screened area of the carport PLUS a rear patio PLUS being sold furnished with a golf cart you'll have everything you need to move in and start living the Maple Leaf lifestyle. You'll love the mature landscaping as well as the great greenspace behind the home. One indoor cat only allowed at this location, no dog. Home price includes $40,000 membership certificate/share. If you have been looking for a home in the award winning golfing community of Maple Leaf Golf & Country Club this one may check all the boxes for you. This popular resident owned 55+ gated golf course community with an active resort lifestyle features an 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard courts, 4 heated swimming pools, 2 hot tubs, fitness facility, woodworking facility, 75+ clubs/activities, 2 pickleball courts, restaurant and more. It's all about the lifestyle in Maple Leaf.

Key facts

• Premium lot
• Rear patio
• Mature landscaping

Tags

• ENCLOSED FLORIDA ROOM
• SCREENED CARPORT AREA
• REAR PATIO
• FULLY FURNISHED
• PREMIUM LOT
• MATURE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% 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 50% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 6 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 36% of the median local income ($64k/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 $5k 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 128 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $106k; list at $165k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 1.14% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #1035	0.09mi	2/2.0	864 (-5%)	15mo	$171,500	$198	75
2100 Kings Hwy W #1044	0.09mi	2/2.0	864 (-5%)	17mo	$120,000	$139	73
2100 Kings Hwy #417	0.00mi	2/2.0	864 (-5%)	23mo	$133,000	$154	72
2100 Kings Hwy #1065	0.09mi	2/2.0	1,008 (+10%)	16mo	$165,000	$164	65
2100 Kings Hwy #585	0.53mi	2/2.0	864 (-5%)	14mo	$128,000	$148	55

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: -24.2%
• Equity multiple: 0.20×
• Total profit: $-36,791
• Equity at exit: $24,602

10-year hold

• IRR: -39.3%
• Equity multiple: -0.26×
• Total profit: $-58,428
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$426
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-76

Break-even live

Break-even rent $1,983

Max offer price $154,062

Occupancy floor 99%

Sensitivity live

Price	-10% $38	-5% $-19	+0% $-76	+5% $-133	+10% $-190
Rent	-10% $-225	-5% $-150	+0% $-76	+5% $-1	+10% $73
Rate	-1.0pp $8	-0.5pp $-34	base $-76	+0.5pp $-118	+1.0pp $-162

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.31mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	0.67mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	1.16mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	1.23mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.35mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.41mi

HOA detail

• Monthly dues: $426 · $5,112/yr
• Likely covers: landscapingpoolsecurity

Listing history 9 events

1. 2026-03-20
   status Pending
2. 2025-11-12
   listed $165,000 Active
3. 2025-04-05
   historical
4. 2025-03-28
   price $175,000
5. 2025-01-10
   price $182,500
6. 2024-05-29
   listed $187,500 Active
7. 2021-04-23
   soldstatus $105,900 Closed 1227-char remark

   Show marketing remark (1227 chars)

   Well hello there wonderfully maintained home on a premium interior lot in Maple Leaf Golf & Country Club! This owner has taken very good care of this home and you will see it and feel it the minute you walk in. With 912 square feet PLUS two bedrooms/two baths, a large (24 x 10) enclosed Florida room PLUS a screened area of the carport PLUS a rear patio PLUS being sold furnished with a golf cart you'll have everything you need to move in and start living the Maple Leaf lifestyle. You'll love the mature landscaping as well as the great greenspace behind the home. One indoor cat only allowed at this location, no dog. Home price includes $40,000 membership certificate/share. If you have been looking for a home in the award winning golfing community of Maple Leaf Golf & Country Club this one may check all the boxes for you. This popular resident owned 55+ gated golf course community with an active resort lifestyle features an 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard courts, 4 heated swimming pools, 2 hot tubs, fitness facility, woodworking facility, 75+ clubs/activities, 2 pickleball courts, restaurant and more. It's all about the lifestyle in Maple Leaf.

8. 2021-03-23
   status Pending 1227-char remark

   Show marketing remark (1227 chars)

   Well hello there wonderfully maintained home on a premium interior lot in Maple Leaf Golf & Country Club! This owner has taken very good care of this home and you will see it and feel it the minute you walk in. With 912 square feet PLUS two bedrooms/two baths, a large (24 x 10) enclosed Florida room PLUS a screened area of the carport PLUS a rear patio PLUS being sold furnished with a golf cart you'll have everything you need to move in and start living the Maple Leaf lifestyle. You'll love the mature landscaping as well as the great greenspace behind the home. One indoor cat only allowed at this location, no dog. Home price includes $40,000 membership certificate/share. If you have been looking for a home in the award winning golfing community of Maple Leaf Golf & Country Club this one may check all the boxes for you. This popular resident owned 55+ gated golf course community with an active resort lifestyle features an 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard courts, 4 heated swimming pools, 2 hot tubs, fitness facility, woodworking facility, 75+ clubs/activities, 2 pickleball courts, restaurant and more. It's all about the lifestyle in Maple Leaf.

9. 2021-03-22
   listed $105,900 Active 1227-char remark

   Show marketing remark (1227 chars)

   Well hello there wonderfully maintained home on a premium interior lot in Maple Leaf Golf & Country Club! This owner has taken very good care of this home and you will see it and feel it the minute you walk in. With 912 square feet PLUS two bedrooms/two baths, a large (24 x 10) enclosed Florida room PLUS a screened area of the carport PLUS a rear patio PLUS being sold furnished with a golf cart you'll have everything you need to move in and start living the Maple Leaf lifestyle. You'll love the mature landscaping as well as the great greenspace behind the home. One indoor cat only allowed at this location, no dog. Home price includes $40,000 membership certificate/share. If you have been looking for a home in the award winning golfing community of Maple Leaf Golf & Country Club this one may check all the boxes for you. This popular resident owned 55+ gated golf course community with an active resort lifestyle features an 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard courts, 4 heated swimming pools, 2 hot tubs, fitness facility, woodworking facility, 75+ clubs/activities, 2 pickleball courts, restaurant and more. It's all about the lifestyle in Maple Leaf.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $22,643
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$5,112
• − Depreciation: −$4,800
• Taxable loss: −$3,434
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $-83/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

• County: Charlotte County · 196,994 people
• City population: 102,180
• 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

+55.8% since first listed

9 events — show timeline

• 2026-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-29 Listed $187,500 Stellar MLS as Distributed by MLS Grid
• 2021-04-23 Sold (MLS) $105,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-22 Listed $105,900 Stellar MLS as Distributed by MLS Grid