25225 Rampart Blvd #105 · Harbour Heights, FL 33983

$137,900

2 bd · 2.0 ba · 886 sqft · Condo public records · 95 Days on market

Built 1984 $266/mo HOA · 15% of rent

---

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 +17.4/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Delight in the spectacular view from this turnkey furnished condo overlooking the lake! Set in the back of this community, you can enjoy the peace and beauty and serenity of both sunrise and sunset. The direct view of the 16 acre lake is yours where there is a Community Dock where residents can Fish or Launch Canoes, Kayaks, and Small Row Boats. The tasteful furnishings have been lovingly chosen to provide comfort and a tropical vibe. Furnishings, decorative items, Pots, pans, dishes, sheets and towels ready for you to pack your suitcase and enjoy all that this community has to offer. Sun worshiper?- you will be delighted with the pool and cabana house set on the lake. The community has se

Key facts

• Turnkey furnished
• Hvac system replaced
• Overlooking the lake

Tags

• TURNKEY FURNISHED
• OVERLOOKING THE LAKE
• POOL AND CABANA HOUSE
• HVAC SYSTEM REPLACED
• APPLIANCES AND WATER HEATER

Property features AI

Finance

• Other: Turnkey furnished; Third party/listing attribution present
• Financial info: Total annual fees around $3,200; Lease restrictions apply
• HOA & community: HOA managed by Palmer Property Management and Lakeshore Condominium Association; Monthly condo fee approximately $267 (quarterly fee $800); Association fee includes: common area taxes, pool, escrow reserves, insurance, structure maintenance, grounds maintenance, management, pest control, recreational facilities, sewer, trash and water; Association approval required; Community amenities: clubhouse, pool, dog park, community mailbox, association-owned recreation, deed restrictions, special community restrictions, buyer approval required; Pets allowed (cats and dogs), max pet weight ~25 lbs

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Residential condominium; 2 total stories in building; Unit on 2nd floor; Faces south
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-unit building
• Exterior features: Exterior lighting; Sliding doors; Lakefront location; Fishing pier

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; High ceilings; Open floor plan; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $138k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $125k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $953 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

• It's been on market 95 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $47k; list at $138k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $125,489 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.28% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 6.5

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: -15.6%
• Equity multiple: 0.47×
• Total profit: $-20,622
• Equity at exit: $20,561

10-year hold

• IRR: -16.0%
• Equity multiple: 0.26×
• Total profit: $-28,423
• Equity at exit: $11,923

Cash invested: $38,612 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$723
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$57
• HOA: −$266
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $105

Break-even live

Break-even rent $1,633

Max offer price $137,900

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $144	+0% $105	+5% $66	+10% $27
Rent	-10% $-35	-5% $35	+0% $105	+5% $174	+10% $244
Rate	-1.0pp $174	-0.5pp $140	base $105	+0.5pp $69	+1.0pp $33

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	0.14mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	0.27mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	0.37mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.39mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	22d	1	0.89mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	22d	1	0.90mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	22d	1	0.90mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	15d	6	0.91mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	22d	1	0.97mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	22d	1	1.00mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	22d	1	1.13mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.15mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	22d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	22d	1	1.20mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	15d	1	1.20mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.21mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	22d	1	1.24mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	22d	1	1.24mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	22d	2	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	22d	2	1.35mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	1.47mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $137,900 Active 95 DOM
2. 2026-06-17
   days on market $137,900 Active 94 DOM
3. 2026-06-16
   days on market $137,900 Active 93 DOM
4. 2026-06-15
   days on market $137,900 Active 92 DOM
5. 2026-06-14
   days on market $137,900 Active 90 DOM
6. 2026-06-13
   days on market $137,900 Active 89 DOM
7. 2026-06-10
   days on market $137,900 Active 87 DOM
8. 2026-06-09
   days on market $137,900 Active 86 DOM
9. 2026-06-08
   days on market $137,900 Active 85 DOM
10. 2026-06-07
    days on market $137,900 Active 84 DOM
11. 2026-06-05
    days on market $137,900 Active 81 DOM
12. 2026-06-03
    days on market $137,900 Active 80 DOM
13. 2026-06-02
    days on market $137,900 Active 79 DOM
14. 2026-06-01
    days on market $137,900 Active 78 DOM
15. 2026-05-31
    days on market $137,900 Active 77 DOM
16. 2026-05-30
    days on market $137,900 Active 76 DOM
17. 2026-03-16
    price $137,900
18. 2026-03-15
    listed $137,000 Active
19. 2020-04-29
    historical
20. 2020-03-25
    listed $109,999 Active
21. 1998-04-03
    soldstatus $47,000
22. 1998-04-03
    soldstatus $47,000
23. 1989-12-01
    soldstatus $47,900
24. 1984-02-01
    soldstatus $38,900

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,188
• − Mortgage interest: −$7,725
• − Property taxes: −$2,924
• − Insurance: −$690
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,192
• − Depreciation: −$4,012
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,434/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+254.5% since first listed

8 events — show timeline

• 2026-03-16 Price Changed $137,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Listed $137,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-25 Listed $109,999 Stellar MLS as Distributed by MLS Grid
• 1998-04-03 Sold (Public Records) $47,000 Public Records
• 1998-04-03 Sold (Public Records) $47,000 Public Records
• 1989-12-01 Sold (Public Records) $47,900 Public Records
• 1984-02-01 Sold (Public Records) $38,900 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,924 · +4.1% YoY. Source: county tax records.