1000 Kings Hwy #128 · Port Charlotte, FL 33980

$160,000

3 bd · 2.0 ba · 1,485 sqft · Manufactured public records · 67 Days on market

Built 2005 2,374 sqft lot Est $160k · at est. $320/mo HOA · 15% 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 +23.0/30.0
• 1% rule +8.7/10.0
• ARV discount +7.6/15.0
• DSCR +7.4/10.0
• 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

Port Charlotte Village was Voted #1 Manufactured home Community in Charlotte County for 2024". No damage from Milton. Beautiful and spacious 3-bedroom, 2-bathroom partially furnished home located in a desirable 55+ community with a low HOA. This home features a large closed-in lanai, an open kitchen with an eat-in area perfect for casual dining, and generously sized bedrooms with large walk-in closets. The living room offers a serene view of the greenbelt trail, providing a peaceful and natural backdrop. Additional features include a large storage shed for extra space and a 2024 roof for durability and peace of mind. Conveniently located near elite golf courses, pristine blue beaches,

Key facts

• 2024 roof
• Closed-in lanai
• Walk-in closets

Tags

• CLOSED-IN LANAI
• OPEN KITCHEN
• WALK-IN CLOSETS
• GREENBELT TRAIL
• LARGE STORAGE SHED
• 2024 ROOF

Property features AI

Finance

• Other: Partially furnished; Third-party listing
• Financial info: Total monthly HOAs/fees: $320; Total annual fees: $3,840; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $320 (includes cable TV, internet, pool, maintenance structure & grounds, management, private road, recreational facilities, sewer, trash, water, and reserves); Association amenities: clubhouse, pool, recreation facilities, shuffleboard court, storage, wheelchair access, cable TV; Association approval required; Buyer approval required for community; Senior community; Pets allowed (cats and dogs) with limits; max pet weight 25 lbs; Community features: clubhouse, community mailbox, dog park, pool, street lights, golf carts allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Internet (BB/HS and fiber) available; Underground utilities; Water and sewer available and connected
• Home design: Manufactured home (Fleetwood double wide); One level; Faces northwest; Located on a cul-de-sac
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Exterior lighting; Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Disposal; Range; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Thermostat; Walk-in closet(s); Blinds
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 21 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 41% 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 $5k 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 67 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $20k; list at $160k implies a 700% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $160,380
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #207	0.09mi	3/2.0	1,404 (-6%)	12mo	$150,000	$107	77
1000 Kings Hwy #181	0.05mi	2/2.0 (-1)	1,344 (-10%)	9mo	$145,000	$108	70
1000 Kings Hwy #389	0.22mi	2/2.0 (-1)	1,269 (-14%)	10mo	$150,000	$118	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-13,972
• Equity at exit: $23,857

10-year hold

• IRR: -5.2%
• Equity multiple: 0.72×
• Total profit: $-12,663
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$839
• Tax from tax record: −$222 /mo · $2,670/yr
• Insurance: −$67
• HOA: −$320
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $285

Break-even live

Break-even rent $1,833

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $375	-5% $330	+0% $285	+5% $240	+10% $194
Rent	-10% $112	-5% $198	+0% $285	+5% $371	+10% $458
Rate	-1.0pp $365	-0.5pp $326	base $285	+0.5pp $243	+1.0pp $201

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	14d	276	0.42mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	21d	1	0.42mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.46mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	14d	28	0.48mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	0.49mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.54mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	21d	1	0.62mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.62mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.62mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.78mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	14d	42	0.79mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	14d	26	0.82mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.83mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	0.92mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.95mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	21d	3	1.08mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.13mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	1.19mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.24mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	21d	1	1.26mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.35mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 33 events

1. 2026-06-18
   days on market $160,000 Active 67 DOM
2. 2026-06-17
   days on market $160,000 Active 66 DOM
3. 2026-06-16
   days on market $160,000 Active 65 DOM
4. 2026-06-15
   days on market $160,000 Active 64 DOM
5. 2026-06-14
   days on market $160,000 Active 62 DOM
6. 2026-06-13
   days on market $160,000 Active 61 DOM
7. 2026-06-10
   days on market $160,000 Active 59 DOM
8. 2026-06-09
   days on market $160,000 Active 58 DOM
9. 2026-06-08
   days on market $160,000 Active 57 DOM
10. 2026-06-07
    days on market $160,000 Active 56 DOM
11. 2026-06-05
    days on market $160,000 Active 53 DOM
12. 2026-06-03
    days on market $160,000 Active 52 DOM
13. 2026-06-02
    days on market $160,000 Active 51 DOM
14. 2026-06-01
    days on market $160,000 Active 50 DOM
15. 2026-05-31
    days on market $160,000 Active 49 DOM
16. 2026-05-30
    days on market $160,000 Active 48 DOM
17. 2026-04-12
    listed $160,000 Active
18. 2026-04-11
    price $160,000
19. 2025-12-30
    historical
20. 2025-12-13
    status Active
21. 2025-12-06
    status Pending
22. 2025-10-23
    price $170,000
23. 2025-03-01
    price $189,000
24. 2025-02-15
    price $199,000
25. 2025-01-14
    price $230,000
26. 2024-08-25
    historical
27. 2024-08-23
    listed $240,000 Active
28. 2024-03-05
    price $250,000
29. 2024-02-23
    listed $270,000 Active
30. 2004-11-01
    soldstatus $20,000
31. 2000-06-28
    soldstatus $47,000
32. 1994-04-01
    soldstatus $58,000
33. 1993-03-31
    soldstatus $52,000

ⓘ 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: $2,670 · $222/mo
• Projected year-2 tax: $2,670 · $222/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,324
• − Mortgage interest: −$8,962
• − Property taxes: −$2,670
• − Insurance: −$800
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$3,840
• − Depreciation: −$4,655
• Taxable income: $1,186
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $3,133/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

+207.7% since first listed

17 events — show timeline

• 2026-04-12 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $160,000 FORTMLS
• 2025-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-01 Sold (Public Records) $20,000 Public Records
• 2000-06-28 Sold (Public Records) $47,000 Public Records
• 1994-04-01 Sold (Public Records) $58,000 Public Records
• 1993-03-31 Sold (Public Records) $52,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,670 · -10.4% YoY. Source: county tax records.