25100 Sandhill Blvd #201 · Port Charlotte, FL 33983

$139,000

2 bd · 2.0 ba · 860 sqft · Condo public records · 137 Days on market

Built 1987 $185/mo HOA · 11% of rent

---

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 +19.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

On the second floor, just high enough to catch the breeze and the sparkle of the sun on the water, sits a condo with great potential! Nestled in Deep Creek a popular GOLF COMMUNITY that's centrally located to all amenities such as grocery and Walmart. Sold FULLY FURNISHED so just unpack a suitcase and settle in. From the living area, your eyes are drawn straight to the lake, where a graceful fountain dances all day, creating a peaceful backdrop for morning coffee and quiet evenings alike. This home is tucked inside a vibrant, active community, the kind where neighbors wave, calendars stay full, and there’s always something to look forward to. Whether it’s social gatherings, fitn

Key facts

• Graceful fountain
• Lake view
• Corner unit

Tags

• FULLY FURNISHED
• LAKE VIEW
• GRACEFUL FOUNTAIN
• ACTIVE COMMUNITY
• FITNESS ACTIVITIES
• CORNER UNIT

Property features AI

Finance

• Other: Unit is offered furnished; On waterfront (lake front with 50 feet of frontage and lake view); Vegetation: trees/landscaped; Road surface: paved; road responsibility: private and public maintained
• Financial info: Total monthly HOA: $185; Total annual fees: $2,220; Lease restrictions apply
• HOA & community: HOA required (monthly fee $185); Association-managed (Gateway Management); Association amenities: clubhouse, pool, recreation facilities, tennis courts; Association fee covers: pool, escrow reserves, insurance, building maintenance, grounds maintenance, private road, recreational facilities, sewer, trash, water; Association approval required; Pets allowed (max 25 lbs); Community features: community mailbox, deed restrictions, sidewalks

Exterior

• Parking: Assigned parking; Ground-level parking; Guest parking; Reserved parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected
• Home design: Residential condominium; Two stories; East-facing; Second-floor unit; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building name/number: P
• Exterior features: Balcony; Hurricane shutters; Exterior lighting; Rain gutters; Sidewalks; Sliding doors; Greenbelt; Near golf course; Paved

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Blinds
• Laundry & utility: Washer; Dryer; Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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 137 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $139k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $122,320 (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 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 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?
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: 1.23% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 6.8

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-17,429
• Equity at exit: $20,725

10-year hold

• IRR: -10.7%
• Equity multiple: 0.46×
• Total profit: $-21,023
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$729
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$58
• HOA: −$185
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $156

Break-even live

Break-even rent $1,507

Max offer price $139,000

Occupancy floor 86%

Sensitivity live

Price	-10% $234	-5% $195	+0% $156	+5% $116	+10% $77
Rent	-10% $21	-5% $88	+0% $156	+5% $223	+10% $290
Rate	-1.0pp $226	-0.5pp $191	base $156	+0.5pp $120	+1.0pp $83

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	0.08mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	0.10mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.99mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	14d	42	1.01mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	14d	1	1.05mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	1.07mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	22d	1	1.07mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	22d	1	1.09mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	14d	26	1.18mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	1.19mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	22d	1	1.21mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	22d	1	1.32mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	1.32mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	22d	1	1.35mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	22d	1	1.37mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	1.45mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	14d	6	1.47mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	1.48mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $139,000 Active 137 DOM
2. 2026-06-17
   days on market $139,000 Active 136 DOM
3. 2026-06-16
   days on market $139,000 Active 135 DOM
4. 2026-06-15
   days on market $139,000 Active 134 DOM
5. 2026-06-14
   days on market $139,000 Active 132 DOM
6. 2026-06-13
   days on market $139,000 Active 131 DOM
7. 2026-06-10
   days on market $139,000 Active 129 DOM
8. 2026-06-09
   days on market $139,000 Active 128 DOM
9. 2026-06-08
   days on market $139,000 Active 127 DOM
10. 2026-06-07
    days on market $139,000 Active 126 DOM
11. 2026-06-05
    days on market $139,000 Active 123 DOM
12. 2026-06-03
    days on market $139,000 Active 122 DOM
13. 2026-06-02
    days on market $139,000 Active 121 DOM
14. 2026-06-01
    days on market $139,000 Active 120 DOM
15. 2026-05-31
    days on market $139,000 Active 119 DOM
16. 2026-05-30
    days on market $139,000 Active 118 DOM
17. 2026-04-15
    price $139,000
18. 2026-02-01
    listed $149,000 Active
19. 2012-01-10
    soldstatus $53,000
20. 2002-10-31
    soldstatus $52,000
21. 1987-08-01
    soldstatus $43,500

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 3/10 Moderate
• 🌡 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: $20,450
• − Mortgage interest: −$7,786
• − Property taxes: −$2,624
• − Insurance: −$695
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$2,220
• − Depreciation: −$4,044
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,915/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): 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

+219.5% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-01 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-10 Sold (Public Records) $53,000 Public Records
• 2002-10-31 Sold (Public Records) $52,000 Public Records
• 1987-08-01 Sold (Public Records) $43,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,624 · +4.8% YoY. Source: county tax records.