14358 Weeksonia Ave · Port Charlotte, FL 33953

$140,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 78 Days on market

Built 1987 4,999 sqft lot Est $138k · at est. $90/mo HOA · 5% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.0/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +0.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

Key facts

• 4,999 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Total annual fees $1,080
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by ALLIANT PROPERTY MANAGEMENT; Monthly HOA $90 (quarterly fee $270); Association approval required; Association amenities: clubhouse, pool, shuffleboard court, storage, tennis courts; Deed restrictions; Golf carts allowed; Senior community; Pets allowed

Exterior

• Parking: Covered parking; Driveway; Golf cart parking; Ground level parking; Off-street parking; Oversized parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Phone available; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Residential property; One story; South-facing; Homestead
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Built on a double wide manufactured home structure
• Exterior features: Lighting; Rain gutters; Sliding doors; Storage; Gunite heated pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Open floorplan; Stone counters; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (-7.5%/yr); 1347 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $968 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 78 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.40% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $138,336
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3664 Stockton Rd	0.02mi	2/2.0	1,184 (+12%)	5mo	$155,000	$131	75

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-17,483
• Equity at exit: $20,874

10-year hold

• IRR: -11.9%
• Equity multiple: 0.42×
• Total profit: $-22,553
• Equity at exit: $12,105

Cash invested: $39,200 (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 33953

• Home prices YoY: -12.3%
• Rents YoY: -7.5%
• Active inventory: 1347
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$90
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $168

Break-even live

Break-even rent $1,750

Max offer price $140,000

Occupancy floor 86%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14510 Costine Ct Port Charlotte, FL	3.0	2.0	1404	$1,900	$1.35	21d	1	0.33mi
14277 Palm Ter Port Charlotte, FL	3.0	2.0	1316	$2,900	$2.20	21d	1	0.35mi
4315 Commercial St Port Charlotte, FL	3.0	1.0	1168	$1,300	$1.11	21d	1	0.45mi
14459 River Beach Dr Port Charlotte, FL	2.0	2.0	1150	$1,850	$1.61	21d	2	0.70mi
14502 River Beach Dr Port Charlotte, FL	2.0	2.0	1200	$2,400	$2.00	21d	1	0.72mi
14550 River Beach Dr Port Charlotte, FL	3.0	2.0–2.5	1696	$2,997	$1.77	21d	4	0.73mi
5292 Early Ter Port Charlotte, FL	2.0	2.0	1130	$1,800	$1.59	21d	1	1.49mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 24 events

1. 2026-05-08
   status Pending
2. 2026-03-23
   price $140,000
3. 2026-02-19
   status Active
4. 2026-02-19
   price $150,000
5. 2026-02-05
   status Pending
6. 2026-02-05
   listed $135,000 Active
7. 2021-04-14
   soldstatus $85,000
8. 2021-04-13
   soldstatus $85,000 Closed 1017-char remark

   Show marketing remark (1017 chars)

   Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

9. 2021-04-01
   status Pending 1017-char remark

   Show marketing remark (1017 chars)

   Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

10. 2021-02-19
    status Pending 1017-char remark

    Show marketing remark (1017 chars)

    Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

11. 2021-01-20
    price $95,000 1017-char remark

    Show marketing remark (1017 chars)

    Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

12. 2020-12-31
    price $99,000 1017-char remark

    Show marketing remark (1017 chars)

    Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

13. 2020-10-05
    listed $119,900 Active 1017-char remark

    Show marketing remark (1017 chars)

    Looking to own your own piece of paradise. YOU OWN THE LAND! Vizcaya Lakes has an opening. This two bedroom, two bathroom home Boast a screened Lanai. Florida room, inside laundry, walk in showers in both baths, it needs some updates however is perfect for wintering or to live year round. This is an active 55+ community with exercise classes, community center, dinners and other gatherings, shuffleboard, two golf leagues, pickle ball, monthly dances with live music and other activities. This home has an open concept living area, nice size kitchen and dining area. The master bedroom is large and has a full walk-in closet, Plenty of room for your wardrobe . Large pantry in the kitchen and inside utility room complete with washer and dryer. Relax on the lanai on the cool Florida nights or take a spin down to the community center on your very own golf cart. A nice size workshop attached to the home is a nice addition and adds plenty of storage options. Vizcaya Lakes is close to shopping, beaches and dining.

14. 2007-05-04
    soldstatus $85,000
15. 2007-05-02
    soldstatus $85,000 438-char remark

    Show marketing remark (438 chars)

    NEW PRICE BY MOTIVATED SELLER * * * * Beautifully decorated and ready-to-move-in, 2-bed/2 baths, ON YOUR OWN LAND, close to community boat ramp, over-sized community pool, spa, clubhouse activities, shuffle-board, / other amenities, close to shopping, beaches, perfect seasonal or retirement retreat, fully-furnished, roof is just a few years old, and warranty is transferable, motivated Sellers offering Buyers AHS Home Warranty.

16. 2007-03-08
    listed $89,500 438-char remark

    Show marketing remark (438 chars)

    NEW PRICE BY MOTIVATED SELLER * * * * Beautifully decorated and ready-to-move-in, 2-bed/2 baths, ON YOUR OWN LAND, close to community boat ramp, over-sized community pool, spa, clubhouse activities, shuffle-board, / other amenities, close to shopping, beaches, perfect seasonal or retirement retreat, fully-furnished, roof is just a few years old, and warranty is transferable, motivated Sellers offering Buyers AHS Home Warranty.

17. 2007-03-01
    historical
18. 2006-10-09
    listed $99,900
19. 2006-04-05
    listed $124,900
20. 2006-04-05
    listed $115,000
21. 2006-01-25
    listed $134,900
22. 2005-03-29
    listed $134,900
23. 2002-04-03
    soldstatus $63,000
24. 1987-07-01
    soldstatus $54,300

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$279/yr (+$23/mo · 31.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,547
• − Mortgage interest: −$7,842
• − Property taxes: −$883
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$1,080
• − Depreciation: −$4,073
• Taxable income: $83
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,990/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): 8,318
• Household income: $83,070
• Rent vs Own: 3.9% rent · 96.1% own
• Severe rent burden: 36.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -37.99%
• Current HPI: 269.7718
• Rent YoY: ▼ -7.46%
• 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

+157.8% since first listed

24 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-14 Sold (Public Records) $85,000 Public Records
• 2021-04-13 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-20 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-31 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-05 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2007-05-04 Sold (Public Records) $85,000 Public Records
• 2007-05-02 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-08 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 2007-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-10-09 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2006-04-05 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-25 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-29 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2002-04-03 Sold (Public Records) $63,000 Public Records
• 1987-07-01 Sold (Public Records) $54,300 Public Records

Property tax history

+3.4%/yr

Latest (2025): $883 · +3.2% YoY. Source: county tax records.