2100 Kings Hwy #568 · Port Charlotte, FL 33980

$165,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 316 Days on market

Built 1986 5,854 sqft lot Est $178k · 7% under $396/mo HOA · 18% of rent

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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 +22.3/30.0
• ARV discount +10.7/15.0
• 1% rule +8.0/10.0
• DSCR +7.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1986 Three bedroom Jacobsen built home is sure to please. Located on the back east side of the community on a perimeter lot with a horse paddock view. The 23 foot wide driveway is perfect for those with more than one vehicle. Interior laundry for added convenience. The split bedroom floor plan is perfect for entertaining overnight guests with primary bedroom suite on one side the home and guest rooms on the other. The two guest bedrooms share the second bathroom. On the exterior, 80sq ft storage shed and spacious 168sq ft lanai and 156sq ft screened and covered patio. AC and duct work replaced 2017, new carport 2023. Home being sold furnished. * * * Be sure to check out the two virtu

Key facts

• Interior laundry
• New carport
• 168sq ft lanai

Tags

• INTERIOR LAUNDRY
• SPLIT BEDROOM FLOOR PLAN
• 80SQ FT STORAGE SHED
• 168SQ FT LANAI
• 156SQ FT SCREENED PATIO
• NEW CARPORT

Property features AI

Finance

• Other: Located in a senior community; Pets allowed with restrictions (cats and dogs OK, breed and number limits)
• Financial info: Total annual fees $4,752 (approx); Lease restrictions apply
• HOA & community: Monthly association fee of $365; Buyer approval required; Association amenities: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, shuffleboard, golf course access, recreation facilities, gated community, security, laundry, management, maintenance of grounds, private road, street lights, community mailbox; Association approval required; Vehicle and fence restrictions may apply

Exterior

• Parking: Covered driveway; Has a 2-space carport
• Security: Located in a gated community with security gate
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Fiber optics available; Underground utilities; Sprinkler recycled; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story (one level); West-facing; Completed condition; Homesteaded
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Jacobsen model double wide
• Exterior features: Covered patio/porch; Sliding doors; Storage shed; In-ground heated pool with outside bath access; In-ground heated spa

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile; Laminate; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Electric fireplace in living room; 6 total rooms
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• 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 8.3% 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); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 15 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 41% 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 316 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $165k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $177,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #398	0.00mi	2/2.0 (-1)	1,084 (-10%)	2mo	$160,000	$148	77
2100 Kings Hwy #867	0.00mi	2/2.0 (-1)	1,260 (+5%)	12mo	$195,000	$155	76
2100 Kings Hwy #650	0.00mi	2/2.0 (-1)	1,056 (-12%)	3mo	$135,000	$128	73
2100 Kings Hwy #478	0.52mi	2/2.0 (-1)	1,152 (-4%)	3mo	$170,000	$148	61
2100 Kings Hwy #1005	0.56mi	2/2.0 (-1)	1,302 (+8%)	9mo	$225,000	$173	47

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-15,479
• Equity at exit: $24,602

10-year hold

• IRR: -5.8%
• Equity multiple: 0.68×
• Total profit: $-14,624
• 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: 6.4×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$865
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$69
• HOA: −$396
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $272

Break-even live

Break-even rent $1,802

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $319	+0% $272	+5% $226	+10% $179
Rent	-10% $103	-5% $187	+0% $272	+5% $357	+10% $442
Rate	-1.0pp $355	-0.5pp $314	base $272	+0.5pp $230	+1.0pp $186

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.46mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.48mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.56mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.60mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.69mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.70mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	0.70mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	0.81mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	14d	276	0.99mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	0.99mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	1.13mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	1.14mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.41mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	14d	28	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.46mi

HOA detail

• Monthly dues: $396 · $4,752/yr

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 316 DOM
2. 2026-06-17
   days on market $165,000 Active 315 DOM
3. 2026-06-16
   days on market $165,000 Active 314 DOM
4. 2026-06-15
   days on market $165,000 Active 313 DOM
5. 2026-06-14
   days on market $165,000 Active 311 DOM
6. 2026-06-13
   days on market $165,000 Active 310 DOM
7. 2026-06-10
   days on market $165,000 Active 308 DOM
8. 2026-06-09
   days on market $165,000 Active 307 DOM
9. 2026-06-08
   days on market $165,000 Active 306 DOM
10. 2026-06-05
    days on market $165,000 Active 302 DOM
11. 2026-06-02
    days on market $165,000 Active 300 DOM
12. 2026-06-01
    days on market $165,000 Active 299 DOM
13. 2026-05-31
    days on market $165,000 Active 298 DOM
14. 2026-05-30
    days on market $165,000 Active 297 DOM
15. 2025-08-06
    listed $165,000 Active
16. 2003-12-01
    soldstatus $73,000

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$242/yr (+$20/mo · 21.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $25,766
• − Mortgage interest: −$9,243
• − Property taxes: −$1,127
• − Insurance: −$825
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$4,752
• − Depreciation: −$4,800
• Taxable income: $897
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $3,053/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

+126.0% since first listed

2 events — show timeline

• 2025-08-06 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2003-12-01 Sold (Public Records) $73,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,127 · +3.1% YoY. Source: county tax records.