1515 Forrest Nelson Blvd Unit O104 · Port Charlotte, FL 33952

$114,999

2 bd · 2.0 ba · 899 sqft · Condo public records · 137 Days on market

Built 1984 $357/mo HOA · 20% 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 +22.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Serene Wooded & Canal Views in Oak Forrest! A premier gated 55+ community in the heart of Port Charlotte. This 2-bedroom, 2-bathroom condo offers a rare, high-value escape: a private, tranquil view of lush woods and a beautiful canal nestled in a prime location in Charlotte County. Enjoy easy access to practically everything you need! Situated just around the corner from a major shopping and retail center, this property offers a private wooded feel while maintaining access to many local amenities such as: Publix, BJ's, Sams Club, Home Depot, Walmart, Homegoods, The Metro Diner, Perkins, Planet Fitness, and many many more options. Living here means more than just a great location; it&r

Key facts

• Gated community
• Heated pools
• Active clubhouse

Tags

• WOODED VIEWS
• CANAL VIEWS
• GATED COMMUNITY
• ACTIVE CLUBHOUSE
• HEATED POOLS
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Unit is unfurnished; Buyer approval required
• Financial info: Total annual fees $4,284; Monthly fees $357
• HOA & community: Oak Forrest Condo Association; Monthly condo/association fee of $357; Association fees cover common area taxes, pool, insurance, building and grounds maintenance, management, sewer, trash and water; Association approval required; Community amenities: clubhouse, pool, tennis courts, sidewalks, community mailbox; Senior community; pets allowed with breed restrictions; Lease restrictions apply

Exterior

• Parking: No parking details provided
• Security: Buyer approval required for association (community controls)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Condominium; One story; Faces east; Entry on first floor
• Construction: Block construction; Shingle roof; Slab foundation; Built-in building identified as O
• Exterior features: Sliding doors; Storage; Asphalt road access; Mature landscaping with oak trees

Interior

• Kitchen: Range; Refrigerator; No built-in dishwasher listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Thermostat; Sliding doors; Storage
• Laundry & utility: Washer and Dryer (inside laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (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: 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: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 9 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 35% of the median local income ($61k/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 $795 of loan paydown is wiped out by about $3k 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 137 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $115k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• 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 $101,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 5.4

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: -13.8%
• Equity multiple: 0.53×
• Total profit: $-15,217
• Equity at exit: $17,147

10-year hold

• IRR: -14.8%
• Equity multiple: 0.34×
• Total profit: $-21,411
• Equity at exit: $9,943

Cash invested: $32,200 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$603
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$357
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $131

Break-even live

Break-even rent $1,617

Max offer price $114,999

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $163	+0% $131	+5% $98	+10% $65
Rent	-10% $-10	-5% $60	+0% $131	+5% $201	+10% $271
Rate	-1.0pp $188	-0.5pp $160	base $131	+0.5pp $101	+1.0pp $70

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	0.09mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	0.43mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	0.83mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.15mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.20mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	22d	1	1.23mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	22d	1	1.25mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	1.38mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	22d	1	1.40mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $114,999 Active 137 DOM
2. 2026-06-17
   days on market $114,999 Active 136 DOM
3. 2026-06-16
   days on market $114,999 Active 135 DOM
4. 2026-06-15
   days on market $114,999 Active 134 DOM
5. 2026-06-14
   days on market $114,999 Active 132 DOM
6. 2026-06-13
   days on market $114,999 Active 131 DOM
7. 2026-06-10
   days on market $114,999 Active 129 DOM
8. 2026-06-09
   days on market $114,999 Active 128 DOM
9. 2026-06-08
   days on market $114,999 Active 127 DOM
10. 2026-06-07
    days on market $114,999 Active 126 DOM
11. 2026-06-05
    days on market $114,999 Active 123 DOM
12. 2026-06-03
    days on market $114,999 Active 122 DOM
13. 2026-06-02
    days on market $114,999 Active 121 DOM
14. 2026-06-01
    days on market $114,999 Active 120 DOM
15. 2026-05-31
    days on market $114,999 Active 119 DOM
16. 2026-05-30
    pricedays on market $114,999 Active 118 DOM
17. 2026-05-04
    price $119,999
18. 2026-04-14
    price $124,999
19. 2026-03-27
    price $129,999
20. 2026-03-04
    price $139,900
21. 2026-02-01
    listed $154,999 Active
22. 2000-06-30
    soldstatus $42,700

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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 7/10 Severe FEMA zone X (shaded) · 75% 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: $21,383
• − Mortgage interest: −$6,442
• − Property taxes: −$2,433
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,284
• − Depreciation: −$3,345
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,546/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
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+181.0% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $124,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $154,999 Stellar MLS as Distributed by MLS Grid
• 2000-06-30 Sold (Public Records) $42,700 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,433 · -1.6% YoY. Source: county tax records.