25100 Sandhill Blvd Unit C202 · Harbour Heights, FL 33983

$127,000

2 bd · 2.0 ba · 860 sqft · Condo · 92 Days on market

Built 1986 Good condition $300/mo HOA · 18% of rent ↓ 13% since listing

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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 +20.7/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

TURN-KEY FURNISHED! Welcome to Deep Creek Gardens! This beautifully maintained 2-bedroom, 2-bath second-floor condominium offers an ideal image of comfortable Florida living in the desirable Deep Creek Gardens community. The open floor plan features a spacious living and dining area, a well-appointed kitchen with breakfast bar, and the convenience of in-unit laundry. Both bedrooms include walk-in closets, and the primary suite offers a private en-suite bath. Recent updates provide peace of mind, including a new A/C (2024), new roof (2023), dishwasher (2025), and updated bathroom fixtures and flooring. Enjoy your morning coffee on the screened balcony overlooking peaceful landscaped views.

Key facts

• Turn-key furnished
• Clubhouse
• Screened balcony

Tags

• TURN-KEY FURNISHED
• SCREENED BALCONY
• LANDSCAPED VIEWS
• HEATED COMMUNITY POOL
• CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• Other: Turnkey furnished; Third-party listing; Directions available
• Financial info: Total monthly fees $300; total annual fees $3,600; Lease restrictions apply
• HOA & community: HOA dues $300 monthly (includes pool, structure & grounds maintenance, management, private road, recreational facilities, sewer, water); Association approval required; Buyer approval required; Deed restrictions; No truck/RV/motorcycle parking; Community pool, racquetball, tennis courts; Pets allowed with number and size limits (max 25 lbs)

Exterior

• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected; Water source listed as none
• Home design: Residential condominium, attached; Two stories; Unit on floor 2; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Building C
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Tennis court(s)

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Eat-in kitchen / open to family room
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen and family room combo; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools F, 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.
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $878 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 92 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,570 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 6.2

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: -11.6%
• Equity multiple: 0.60×
• Total profit: $-14,383
• Equity at exit: $18,936

10-year hold

• IRR: -9.3%
• Equity multiple: 0.53×
• Total profit: $-16,871
• Equity at exit: $10,981

Cash invested: $35,560 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$666
• Tax est. 1.5%: −$159 /mo · $1,905/yr
• Insurance: −$53
• HOA: −$300
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $173

Break-even live

Break-even rent $1,491

Max offer price $127,000

Occupancy floor 85%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.12mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.15mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.92mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	13d	1	0.98mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	0.99mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.02mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	1.09mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.11mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	1.12mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	1.13mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	1.23mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	1.26mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	1.26mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	1.28mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	1.35mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	1.36mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	13d	6	1.38mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	1.48mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	1.48mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $127,000 Active 92 DOM
2. 2026-06-17
   days on market $127,000 Active 91 DOM
3. 2026-06-16
   days on market $127,000 Active 90 DOM
4. 2026-06-15
   days on market $127,000 Active 89 DOM
5. 2026-06-14
   days on market $127,000 Active 87 DOM
6. 2026-06-13
   days on market $127,000 Active 86 DOM
7. 2026-06-10
   days on market $127,000 Active 84 DOM
8. 2026-06-09
   days on market $127,000 Active 83 DOM
9. 2026-06-08
   days on market $127,000 Active 82 DOM
10. 2026-06-07
    days on market $127,000 Active 81 DOM
11. 2026-06-05
    days on market $127,000 Active 78 DOM
12. 2026-06-03
    days on market $127,000 Active 77 DOM
13. 2026-06-02
    days on market $127,000 Active 76 DOM
14. 2026-06-01
    days on market $127,000 Active 75 DOM
15. 2026-05-31
    days on market $127,000 Active 74 DOM
16. 2026-05-30
    days on market $127,000 Active 73 DOM
17. 2026-04-06
    price $127,000
18. 2026-03-18
    listed $129,900 Active
19. 2026-03-05
    historical
20. 2026-03-03
    price $129,900
21. 2026-01-02
    price $134,900
22. 2025-11-14
    price $139,800
23. 2025-11-07
    price $139,900
24. 2025-10-24
    listed $145,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $20,511
• − Mortgage interest: −$7,114
• − Property taxes: −$1,905
• − Insurance: −$635
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$3,600
• − Depreciation: −$3,695
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,004/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This turn-key furnished condo in Deep Creek Gardens offers a good condition with recent updates, but minor repairs to kitchen cabinets and countertops would enhance its resale and rental value.

Repairs flagged

• Minor kitchen countertops — Worn appearance
• Minor kitchen cabinets — Worn appearance

Value-add opportunities

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal and value.
• Resale Replace kitchen countertops — New countertops improve functionality and aesthetics.
• Resale Replace kitchen flooring — New flooring enhances overall appearance and value.
• Resale Replace bathroom fixtures — Updated fixtures improve functionality and aesthetics.
• Both Landscaping improvements — Enhances curb appeal and rental value.
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn appearance	Minor	$500–3,000
kitchen cabinets · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal and value. ↑
• Resale Replace kitchen countertops — New countertops improve functionality and aesthetics. ↑
• Resale Replace kitchen flooring — New flooring enhances overall appearance and value. ↑
• Resale Replace bathroom fixtures — Updated fixtures improve functionality and aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and rental value. ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.7% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $127,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listing Removed — FORTMLS
• 2026-03-03 Price Changed $129,900 FORTMLS
• 2026-01-02 Price Changed $134,900 FORTMLS
• 2025-11-14 Price Changed $139,800 FORTMLS
• 2025-11-07 Price Changed $139,900 FORTMLS
• 2025-10-24 Listed $145,500 FORTMLS