3006 Caring Way · Port Charlotte, FL 33952

$135,000

2 bd · 2.0 ba · 1,872 sqft · Condo public records · 26 Days on market

Built 1981

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Why this score? — see what drove the F 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).

• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• Rent growth +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

??Condo Listing ?? ??Port Charlotte?? 2 Beds 2 Baths 807 SqFt List Price: $130k Affordable Condo Living! Move right into this charming 2-bedroom, 2-bath condo offered at just $130k. Enjoy a bright and open floor plan, spacious bedrooms, plenty of storage, and a comfortable living space perfect for relaxing or entertaining. Ideal for homeowners or investors looking for a great value. Convenient location close to shopping, restaurants, and everyday essentials. From your private screened lanai, enjoy peaceful views of the landscaped courtyard, heated in ground pool, and well maintained pickleball courts. The community offers a friendly atmosphere and well maintained amenities such as shuff

Key facts

• Shuffleboard courts
• Community garden
• Club house

Tags

• PRIVATE SCREENED LANAI
• LANDSCAPED COURTYARD
• HEATED IN GROUND POOL
• SHUFFLEBOARD COURTS
• COMMUNITY GARDEN
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.0% vs local median 4.4% in Port Charlotte — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-1.4%/yr); 707 active listings in the ZIP; 25 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 39% of the median local income ($61k/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 $933 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 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 56% of rent.
• Climate carrying-cost: severe flood risk; 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 $132,975 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.48% ✓
• Cap rate: 2.02%
• Cash-on-cash: -15.27%
• DSCR: 0.32
• GRM: 5.6

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: -62.2%
• Equity multiple: -0.64×
• Total profit: $-61,833
• Equity at exit: $20,129

10-year hold

• IRR: —
• Equity multiple: -2.13×
• Total profit: $-118,278
• Equity at exit: $11,672

Cash invested: $37,800 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 13 same-building comps: −$1,128
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-547

Break-even live

Break-even rent $2,693

Max offer price $55,801

Occupancy floor —

Sensitivity live

Price	-10% $-454	-5% $-501	+0% $-547	+5% $-594	+10% $-641
Rent	-10% $-705	-5% $-626	+0% $-547	+5% $-468	+10% $-389
Rate	-1.0pp $-479	-0.5pp $-513	base $-547	+0.5pp $-582	+1.0pp $-618

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Sunrise Trl Port Charlotte, FL	2.0	2.0	2151	$3,900	$1.81	21d	1	0.38mi
21298 Stillwater Ave Port Charlotte, FL	2.0	1.0	1798	$1,300	$0.72	21d	1	0.47mi
2443 Duke Ln Port Charlotte, FL	3.0	2.0	1831	$1,650	$0.90	14d	1	0.49mi
249 Seminole Blvd NW Port Charlotte, FL	3.0	2.0	1389	$1,750	$1.26	21d	1	0.79mi
177 Dartmouth Dr NW Port Charlotte, FL	2.0	1.5	1541	$3,250	$2.11	21d	1	0.82mi
266 Rockwood St NW Port Charlotte, FL	3.0	2.0	1400	$1,850	$1.32	14d	1	0.84mi
21426 Glendale Ave Port Charlotte, FL	3.0	1.5	1423	$1,511	$1.06	14d	1	0.90mi
22017 Beverly Ave Port Charlotte, FL	3.0	2.0	1472	$1,600	$1.09	14d	1	0.90mi
3509 Port Charlotte Blvd Port Charlotte, FL	3.0	2.0	1830	$5,000	$2.73	21d	1	0.91mi
21212 Burkhart Dr Port Charlotte, FL	3.0	2.0	1863	$2,350	$1.26	21d	1	0.92mi
533 Crandall St NW Port Charlotte, FL	3.0	2.0	1328	$1,550	$1.17	21d	1	0.93mi
22153 Olean Blvd Port Charlotte, FL	2.0	2.0	1337	$1,425	$1.07	21d	1	1.00mi
22148 Lockport Ave Port Charlotte, FL	3.0	2.0	1760	$1,850	$1.05	14d	1	1.01mi
182 Chelsea Ct NW Port Charlotte, FL	2.0	2.0	1389	$2,200	$1.58	21d	1	1.02mi
3602 Harbor Blvd Port Charlotte, FL	2.0	2.0	1292	$1,700	$1.32	21d	1	1.06mi
557 Mayview Ave NW Port Charlotte, FL	3.0	2.0	1513	$1,796	$1.19	21d	1	1.20mi
2055 Hariet St Port Charlotte, FL	2.0	2.0	1650	$1,900	$1.15	21d	1	1.21mi
20310 Lorenzo Ave Port Charlotte, FL	3.0	2.0	1600	$2,100	$1.31	21d	1	1.21mi
21088 Edgewater Dr Port Charlotte, FL	3.0	2.0	1346	$3,000	$2.23	14d	1	1.22mi
2377 Starlite Ln Port Charlotte, FL	3.0	1.5	1253	$1,575	$1.26	21d	1	1.22mi
240 Dalton Blvd Port Charlotte, FL	3.0	2.0	1513	$1,600	$1.06	21d	1	1.29mi
167 Godfrey Ave NE Port Charlotte, FL	3.0	2.0	1731	$2,750	$1.59	14d	1	1.30mi
1342 Eagle St Port Charlotte, FL	3.0	2.0	1693	$2,000	$1.18	21d	1	1.48mi
480 Sharon Cir Port Charlotte, FL	3.0	1.0	1240	$1,695	$1.37	21d	1	1.48mi
1358 Arrow St Port Charlotte, FL	2.0	1.0	1650	$1,500	$0.91	14d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $135,000 Active 26 DOM
2. 2026-06-17
   days on market $135,000 Active 25 DOM
3. 2026-06-16
   days on market $135,000 Active 24 DOM
4. 2026-06-15
   days on market $135,000 Active 23 DOM
5. 2026-06-14
   days on market $135,000 Active 21 DOM
6. 2026-06-13
   days on market $135,000 Active 20 DOM
7. 2026-06-10
   days on market $135,000 Active 18 DOM
8. 2026-06-09
   days on market $135,000 Active 17 DOM
9. 2026-06-08
   days on market $135,000 Active 16 DOM
10. 2026-06-05
    days on market $135,000 Active 12 DOM
11. 2026-06-02
    days on market $135,000 Active 10 DOM
12. 2026-06-01
    days on market $135,000 Active 9 DOM
13. 2026-05-31
    days on market $135,000 Active 8 DOM
14. 2026-05-30
    days on market $135,000 Active 7 DOM
15. 2026-05-24
    listed $135,000 Active
16. 2026-03-27
    historical $1,350
17. 2026-03-24
    listed $1,350
18. 2026-02-06
    historical $1,395
19. 2025-12-12
    listed $1,395
20. 2025-11-21
    historical $1,450
21. 2025-11-12
    listed $1,450
22. 2025-08-07
    historical $1,500
23. 2025-07-02
    listed $1,500
24. 2024-01-02
    historical $1,450
25. 2023-12-15
    listed $1,450
26. 2007-05-30
    listed $84,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,001
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$13,536
• − Depreciation: −$3,927
• Taxable loss: −$8,362
• Est. tax savings @ 24.0%: +$2,007
• After-tax cash flow: $-4,561/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

+59.0% since first listed

12 events — show timeline

• 2026-05-24 Listed $135,000 FSBO.com
• 2026-03-27 Rental Removed $1,350 SHOWMOJO
• 2026-03-24 Listed for Rent $1,350 SHOWMOJO
• 2026-02-06 Rental Removed $1,395 APPFOLIO
• 2025-12-12 Listed for Rent $1,395 APPFOLIO
• 2025-11-21 Rental Removed $1,450 Hemlane
• 2025-11-12 Listed for Rent $1,450 Hemlane
• 2025-08-07 Rental Removed $1,500 SHOWMOJO
• 2025-07-02 Listed for Rent $1,500 SHOWMOJO
• 2024-01-02 Rental Removed $1,450 APPFOLIO
• 2023-12-15 Listed for Rent $1,450 APPFOLIO
• 2007-05-30 Listed $84,900 Stellar MLS as Distributed by MLS Grid