1999 Kings Hwy Unit 134C · Port Charlotte, FL 33980

$79,500

2 bd · 2.0 ba · 780 sqft · Condo public records · 441 Days on market

Built 1981 $538/mo HOA · 29% of rent ↓ 35% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to Sandhill Pines, a vibrant 55+ community in the heart of Port Charlotte. This charming third-floor corner condo offers a fantastic blend of convenience and comfort. With elevator access, it’s easy to reach this unit, which boasts laminate flooring and an updated kitchen. The open floor plan creates a spacious and airy living area, perfect for both relaxing and entertaining. Inside the unit, you’ll find the added bonus of a stackable washer and dryer for ultimate convenience. Step outside to your private screened balcony, where you can unwind and enjoy the peaceful surroundings. A storage closet provides extra space for your belongings. The community itself offers fanta

Key facts

• Tennis court
• Refreshing pool
• Updated kitchen

Tags

• ELEVATOR ACCESS
• UPDATED KITCHEN
• PRIVATE SCREENED BALCONY
• STACKABLE WASHER AND DRYER
• TENNIS COURT
• REFRESHING POOL

Property features AI

Finance

• Financial info: Total annual fees listed as $6,456; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $538 (includes pool); Association approval required; Association name: Bruce G Gibson; Clubhouse and pool in community; Cats and dogs allowed; Senior community

Exterior

• Parking: Parking details not provided
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Condominium; Residential property; 3 total stories; Unit on 3rd floor; Faces southeast; Entry level: One
• Construction: Block construction; Shingle roof; Slab foundation; Built using building designation C
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Elevator in building; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 falling (-4.0%/yr); 600 active listings in the ZIP; 10 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).
• This rent runs 35% 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 $550 of loan paydown is wiped out by about $2k 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 441 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $28k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 29% of rent.
• 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.33% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 3.6

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: 2.3%
• Equity multiple: 1.08×
• Total profit: $1,852
• Equity at exit: $11,854

10-year hold

• IRR: 6.0%
• Equity multiple: 1.35×
• Total profit: $7,687
• Equity at exit: $6,874

Cash invested: $22,260 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$417
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$33
• HOA: −$538
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $310

Break-even live

Break-even rent $1,462

Max offer price $79,500

Occupancy floor 78%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	20d	2	0.04mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.39mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.95mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	20d	1	1.13mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	1.31mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	1.34mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	20d	5	1.36mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	20d	2	1.42mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	20d	1	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	20d	1	1.45mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $79,500 Active 441 DOM
2. 2026-06-17
   days on market $79,500 Active 440 DOM
3. 2026-06-16
   days on market $79,500 Active 439 DOM
4. 2026-06-15
   days on market $79,500 Active 438 DOM
5. 2026-06-14
   days on market $79,500 Active 436 DOM
6. 2026-06-13
   days on market $79,500 Active 435 DOM
7. 2026-06-10
   days on market $79,500 Active 433 DOM
8. 2026-06-09
   days on market $79,500 Active 432 DOM
9. 2026-06-08
   days on market $79,500 Active 431 DOM
10. 2026-06-05
    days on market $79,500 Active 427 DOM
11. 2026-06-02
    days on market $79,500 Active 425 DOM
12. 2026-06-01
    days on market $79,500 Active 424 DOM
13. 2026-05-31
    days on market $79,500 Active 423 DOM
14. 2026-05-30
    days on market $79,500 Active 422 DOM
15. 2026-05-04
    price $79,500
16. 2026-03-30
    status Active
17. 2026-03-30
    price $84,500
18. 2026-03-29
    historical
19. 2025-12-31
    price $97,500
20. 2025-09-29
    price $102,500
21. 2025-04-02
    listed $107,500 Active
22. 2020-10-01
    historical
23. 2020-09-04
    listed $99,900 Active
24. 2006-02-12
    listed $99,000
25. 2006-02-01
    listed $125,000
26. 2005-08-11
    soldstatus $107,500
27. 2005-07-22
    soldstatus $107,500
28. 2004-12-09
    listed $114,450
29. 2004-06-08
    soldstatus $121,800

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,004 · $167/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 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,260
• − Mortgage interest: −$4,453
• − Property taxes: −$2,004
• − Insurance: −$398
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$6,456
• − Depreciation: −$2,313
• Taxable income: $3,075
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $2,987/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

-34.7% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $84,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $97,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $102,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Listed $107,500 Stellar MLS as Distributed by MLS Grid
• 2020-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-04 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-12 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-01 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-11 Sold (Public Records) $107,500 Public Records
• 2005-07-22 Sold (MLS) $107,500 Stellar MLS as Distributed by MLS Grid
• 2004-12-09 Listed $114,450 Stellar MLS as Distributed by MLS Grid
• 2004-06-08 Sold (Public Records) $121,800 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,004 · +175.7% YoY. Source: county tax records.