4016 Oakview Dr Unit J6 · Charlotte Harbor, FL 33980

$149,000

2 bd · 2.0 ba · 957 sqft · Condo public records · 369 Days on market

Built 1989 $360/mo HOA · 16% 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• 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

Listing remarks MLS

Gated Community with Good Private Location. Second Floor (Top Floor) End Unit with Nice Lake View. Open Floor Plan that has good space to organize Your Furnishings. The larger size of this End Unit has a larger size Second Bedroom compared to the interior units. Extra windows in Master Bedroom as well. This community has Nice Amenities, and a reasonable condo fee that includes the interior Water, so no separate water bill each month. Has reserved covered parking, and guest parking as well. Call Me Now to Buy this Nice Condo, and it is available for a Quick Closing, just in time to enjoy the Winter Season.

Key facts

• Second floor
• Lake view
• Tala lakes community

Tags

• LAKE VIEW
• PRIVATE LANAI
• SECOND FLOOR
• TALA LAKES COMMUNITY

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $360 (total annual fees $4,320)
• HOA & community: Monthly condo fee of $360; Association includes pool, clubhouse, grounds and structure maintenance, management, sewer, trash, and water; Association approval required; Community features: clubhouse, pool, sidewalks, tennis courts; Senior community; Pets allowed with restrictions (dogs OK, max pet weight ~25 lbs)

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable connected; High-speed internet available; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Condominium; Residential property; 2 total stories in building; Unit located on 2nd floor; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as completed condition
• Exterior features: Rear screened porch; Sidewalk; Sliding doors; Tennis courts in community

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combination; Split bedroom layout; Thermostat; Walk-in closets; Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (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; 5 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 43% 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 $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 369 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $46k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $149k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.54% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• 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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-10,296
• Equity at exit: $22,216

10-year hold

• IRR: -3.3%
• Equity multiple: 0.82×
• Total profit: $-7,570
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$781
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $318

Break-even live

Break-even rent $1,892

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $402	-5% $360	+0% $318	+5% $276	+10% $234
Rent	-10% $137	-5% $227	+0% $318	+5% $409	+10% $499
Rate	-1.0pp $393	-0.5pp $356	base $318	+0.5pp $279	+1.0pp $240

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	0.02mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	0.02mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	21d	1	0.07mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	21d	1	0.59mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	21d	1	1.44mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 369 DOM
2. 2026-06-17
   days on market $149,000 Active 368 DOM
3. 2026-06-16
   days on market $149,000 Active 367 DOM
4. 2026-06-15
   days on market $149,000 Active 366 DOM
5. 2026-06-14
   days on market $149,000 Active 364 DOM
6. 2026-06-13
   days on market $149,000 Active 363 DOM
7. 2026-06-10
   days on market $149,000 Active 361 DOM
8. 2026-06-09
   days on market $149,000 Active 360 DOM
9. 2026-06-09
   pricedays on market $149,000 Active 359 DOM
10. 2026-06-05
    days on market $169,000 Active 358 DOM
11. 2026-06-02
    days on market $169,000 Active 356 DOM
12. 2026-06-01
    days on market $169,000 Active 355 DOM
13. 2026-05-31
    days on market $169,000 Active 354 DOM
14. 2026-05-30
    days on market $169,000 Active 353 DOM
15. 2025-12-17
    price $169,000
16. 2025-06-11
    listed $195,000 Active
17. 2013-02-15
    soldstatus $55,000 612-char remark

    Show marketing remark (612 chars)

    Gated Community with Good Private Location. Second Floor (Top Floor) End Unit with Nice Lake View. Open Floor Plan that has good space to organize Your Furnishings. The larger size of this End Unit has a larger size Second Bedroom compared to the interior units. Extra windows in Master Bedroom as well. This community has Nice Amenities, and a reasonable condo fee that includes the interior Water, so no separate water bill each month. Has reserved covered parking, and guest parking as well. Call Me Now to Buy this Nice Condo, and it is available for a Quick Closing, just in time to enjoy the Winter Season.

18. 2012-11-01
    listed $59,900 612-char remark

    Show marketing remark (612 chars)

    Gated Community with Good Private Location. Second Floor (Top Floor) End Unit with Nice Lake View. Open Floor Plan that has good space to organize Your Furnishings. The larger size of this End Unit has a larger size Second Bedroom compared to the interior units. Extra windows in Master Bedroom as well. This community has Nice Amenities, and a reasonable condo fee that includes the interior Water, so no separate water bill each month. Has reserved covered parking, and guest parking as well. Call Me Now to Buy this Nice Condo, and it is available for a Quick Closing, just in time to enjoy the Winter Season.

19. 2006-06-02
    soldstatus $120,000
20. 2006-05-25
    soldstatus $120,000 419-char remark

    Show marketing remark (419 chars)

    Wow! Motivated seller says move this delightful 2nd floor condo with relaxing lake view ready for immediate occupancy. Per the owner there have been many updates including new carpet, paint and appliances (dishwasher, stove and microwave) in January 2006, AC system replaced in 2003. Some furniture also conveys. Tala Lakes is a jewel of a community - quiet, well established and close to shopping and other amenities

21. 2006-02-10
    listed $129,900 419-char remark

    Show marketing remark (419 chars)

    Wow! Motivated seller says move this delightful 2nd floor condo with relaxing lake view ready for immediate occupancy. Per the owner there have been many updates including new carpet, paint and appliances (dishwasher, stove and microwave) in January 2006, AC system replaced in 2003. Some furniture also conveys. Tala Lakes is a jewel of a community - quiet, well established and close to shopping and other amenities

22. 2005-04-27
    listed $150,000
23. 1997-04-05
    soldstatus $55,000
24. 1989-03-01
    soldstatus $50,900

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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 8/10 Severe FEMA zone X (shaded) · 97% 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: $27,529
• − Mortgage interest: −$8,346
• − Property taxes: −$2,694
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − HOA: −$4,320
• − Depreciation: −$4,335
• Taxable income: $1,888
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,363/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

+232.0% since first listed

10 events — show timeline

• 2025-12-17 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-11 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-15 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-01 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2006-06-02 Sold (Public Records) $120,000 Public Records
• 2006-05-25 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-10 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2005-04-27 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 1997-04-05 Sold (Public Records) $55,000 Public Records
• 1989-03-01 Sold (Public Records) $50,900 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,694 · -3.2% YoY. Source: county tax records.