3100 Harbor Blvd #203 · Port Charlotte, FL 33952

$76,000

1 bd · 2.0 ba · 833 sqft · Condo public records · 35 Days on market

Built 1970 $460/mo HOA · 33% 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 +25.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

Key facts

• $460 HOA
• Community pool
• Built 1970

Property features AI

Finance

• Other: Directions: Route 41 to Harbor Blvd. Complex is on the right-hand side; use the 2nd entrance (closest to the medical building).
• Financial info: Total monthly fees: $460; Total annual fees: $5,520; Lease restrictions apply
• HOA & community: HOA with monthly condo fee of $460 (includes pool, reserves, fidelity bond, insurance, internet, maintenance, sewer, trash, water); Association approval required; On-site property manager; Community mailbox; Pets allowed (cats and dogs) with weight limit up to 25 lbs and other size/number limits

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Condominium; Residential property; East-facing; Located on 2nd floor; 3-story building; Entry-level: One
• Construction: Block and stucco construction; Other type roof; Slab foundation; Building name: PLAZA VIEW
• Exterior features: Enclosed patio / porch; Exterior lighting; In-ground heated pool with child safety fence

Interior

• Kitchen: Disposal; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Stone countertops; Blinds; Building has elevator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $76k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 712 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $525 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 35 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $76k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; 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 $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.86% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 4.5

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: 0.56×
• Total profit: $-9,384
• Equity at exit: $11,332

10-year hold

• IRR: -15.8%
• Equity multiple: 0.33×
• Total profit: $-14,165
• Equity at exit: $6,571

Cash invested: $21,280 (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: 712
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$399
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$460
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $106

Break-even live

Break-even rent $1,276

Max offer price $76,000

Occupancy floor 87%

Sensitivity live

Price	-10% $149	-5% $127	+0% $106	+5% $84	+10% $63
Rent	-10% $-5	-5% $50	+0% $106	+5% $162	+10% $217
Rate	-1.0pp $144	-0.5pp $125	base $106	+0.5pp $86	+1.0pp $66

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Harbor Blvd Port Charlotte, FL	2.0	1.0–1.5	994	$1,472	$1.48	22d	2	0.03mi
3126 Harbor Blvd Unit 3A Port Charlotte, FL	2.0	2.0	1100	$1,500	$1.36	15d	1	0.05mi
21405 Olean Blvd #511 Port Charlotte, FL	1.0	1.0	634	$1,445	$2.28	15d	1	0.13mi
21405 Olean Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	22d	2	0.14mi
21440 Mallory Ave Port Charlotte, FL	2.0	1.0	930	$1,550	$1.67	22d	1	0.20mi
3108 Whiting Ln Port Charlotte, FL	2.0	1.0	828	$1,350	$1.63	22d	1	0.32mi
3006 Caring Way Port Charlotte, FL	1.0–2.0	1.0–2.0	708	$1,200	$1.69	22d	3	0.42mi
3006 Caring Way Port Charlotte, FL	2.0	2.0	783	$2,050	$2.62	15d	2	0.42mi
2300 Aaron St #114 Port Charlotte, FL	2.0	2.0	869	$1,250	$1.44	22d	1	0.42mi
21280 Brinson Ave Port Charlotte, FL	1.0	1.0	650	$1,000	$1.54	22d	1	0.44mi
2425 Caring Way Unit 205 Port Charlotte, FL	2.0	2.0	900	$1,400	$1.56	22d	1	0.57mi
3460 Normandy Dr Port Charlotte, FL	2.0	1.0	695	$1,490	$2.14	22d	1	0.57mi
164 Tradewinds Dr NW Port Charlotte, FL	2.0	1.0	750	$1,350	$1.80	22d	1	0.57mi
2456 Elkcam Blvd Port Charlotte, FL	2.0	2.0	1015	$1,700	$1.67	22d	1	0.61mi
21322 Stillwater Ave Port Charlotte, FL	2.0	1.0	1080	$1,300	$1.20	22d	1	0.61mi
21150 Gertrude Ave Unit F-6 Port Charlotte, FL	1.0	1.0	550	$1,150	$2.09	22d	1	0.65mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	22d	1	0.75mi
22086 Beverly Ave Port Charlotte, FL	2.0	1.0	1031	$1,250	$1.21	22d	1	0.75mi
22070 Gatewood Ave Port Charlotte, FL	2.0	1.0	812	$1,350	$1.66	15d	1	1.06mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.12mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.13mi
22203 Lasalle Rd Port Charlotte, FL	2.0	1.0	874	$1,325	$1.52	22d	1	1.26mi
220 Mentel Ter Port Charlotte, FL	2.0	1.0	1040	$1,450	$1.39	22d	1	1.31mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,425	$1.48	22d	2	1.31mi
22291 Westchester Blvd Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	15d	3	1.31mi
4158 Tamiami Trl Unit M4 Port Charlotte, FL	2.0	2.0	919	$1,500	$1.63	22d	1	1.39mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-22
   days on market $76,000 Active 35 DOM
2. 2026-06-18
   days on market $76,000 Active 32 DOM
3. 2026-06-17
   days on market $76,000 Active 31 DOM
4. 2026-06-16
   days on market $76,000 Active 30 DOM
5. 2026-06-15
   price $76,000 Active 29 DOM
6. 2026-06-15
   days on market $81,000 Active 29 DOM
7. 2026-06-14
   days on market $81,000 Active 27 DOM
8. 2026-06-13
   days on market $81,000 Active 26 DOM
9. 2026-06-10
   days on market $81,000 Active 24 DOM
10. 2026-06-09
    days on market $81,000 Active 23 DOM
11. 2026-06-08
    days on market $81,000 Active 22 DOM
12. 2026-06-07
    days on market $81,000 Active 21 DOM
13. 2026-06-05
    days on market $81,000 Active 18 DOM
14. 2026-06-03
    days on market $81,000 Active 17 DOM
15. 2026-06-02
    days on market $81,000 Active 16 DOM
16. 2026-06-01
    days on market $81,000 Active 15 DOM
17. 2026-05-31
    days on market $81,000 Active 14 DOM
18. 2026-05-30
    days on market $81,000 Active 13 DOM
19. 2026-05-22
    status Active
20. 2026-05-16
    status Pending
21. 2026-05-11
    listed $81,000 Active
22. 2015-05-20
    soldstatus $33,900
23. 2015-05-15
    soldstatus $33,900 Sold 352-char remark

    Show marketing remark (352 chars)

    PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

24. 2015-04-24
    status Pending 352-char remark

    Show marketing remark (352 chars)

    PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

25. 2015-03-02
    price $33,900 352-char remark

    Show marketing remark (352 chars)

    PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

26. 2015-02-02
    price $36,900 352-char remark

    Show marketing remark (352 chars)

    PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

27. 2014-12-03
    listed $39,900 Active 352-char remark

    Show marketing remark (352 chars)

    PLAZA VIEW CONDO- GREAT OPPORTUNITY TO HAVE A WINTER RESIDENCE OR MAINT FREE 1-BED 1-BATH CONDO AT A GREAT PRICE!! SOME UPGRADES INCLUDE GRANITE IN KITCHEN -TILE FLOORS THRU-OUT, BONUS ROOM, COVERED PARKING, LANAI CURRENTLY USED A 2ND BEDROOM, NO AGE RESTRICTIONS, ONE PET UP TO 25LBS, COMMUNITY POOL - LAUNDRY - AND ENTERTAINMENT AREA FOR RESIDENTS !!

28. 2014-04-29
    soldstatus $35,000
29. 2013-10-31
    soldstatus $31,000
30. 2013-04-22
    soldstatus $26,000
31. 2013-04-18
    soldstatus $26,000 462-char remark

    Show marketing remark (462 chars)

    2/1 condo in central location. Not a short sale. Move in ready. Unit has covered parking & community pool. Secured entry into the building. The unit has been freshly painted & kitchen has been upgraded w/ new granite counters, newer appliances, smooth topfree standing range/oven. The unit has tile floors throughout. No age restrictions. One pet allowed up to 25 pounds. It is located on a fresh water canal. Why rent when you can buy at this price?

32. 2013-02-14
    listed $30,900 462-char remark

    Show marketing remark (462 chars)

    2/1 condo in central location. Not a short sale. Move in ready. Unit has covered parking & community pool. Secured entry into the building. The unit has been freshly painted & kitchen has been upgraded w/ new granite counters, newer appliances, smooth topfree standing range/oven. The unit has tile floors throughout. No age restrictions. One pet allowed up to 25 pounds. It is located on a fresh water canal. Why rent when you can buy at this price?

33. 2002-02-22
    soldstatus $31,000
34. 1978-07-01
    soldstatus $29,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: +$11/yr (+$1/mo · 1.7%)

ⓘ 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 · 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: $16,926
• − Mortgage interest: −$4,257
• − Property taxes: −$620
• − Insurance: −$1,178
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − HOA: −$5,520
• − Depreciation: −$2,211
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,168/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

+179.3% since first listed

16 events — show timeline

• 2026-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $81,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-20 Sold (Public Records) $33,900 Public Records
• 2015-05-15 Sold (MLS) $33,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-02 Price Changed $33,900 Stellar MLS as Distributed by MLS Grid
• 2015-02-02 Price Changed $36,900 Stellar MLS as Distributed by MLS Grid
• 2014-12-03 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-29 Sold (Public Records) $35,000 Public Records
• 2013-10-31 Sold (Public Records) $31,000 Public Records
• 2013-04-22 Sold (Public Records) $26,000 Public Records
• 2013-04-18 Sold (MLS) $26,000 Stellar MLS as Distributed by MLS Grid
• 2013-02-14 Listed $30,900 Stellar MLS as Distributed by MLS Grid
• 2002-02-22 Sold (Public Records) $31,000 Public Records
• 1978-07-01 Sold (Public Records) $29,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $620 · +4.7% YoY. Source: county tax records.