4016 Oakview Dr Unit J8 · Charlotte Harbor, FL 33980

$135,000

2 bd · 2.0 ba · 893 sqft · Condo public records · 745 Days on market

Built 1989 $360/mo HOA · 16% of rent

---

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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale-Active with Contract. Great 2 bedroom 2 bath condo with beautiful Lake view, solid surface counter tops, updated cabinets, tile floors in living area, all appliances including washer and dryer, large pool and BBQ area and so much more at a great price!Never been a better time to invest in the Florida lifestyle! Enjoy the lake views from your screened lania, lounge by the resort style pool, short ride to some of the best Gulf of Mexico Beaches, minutes from Historical downtown Punta Gorda with it's chic restuarants and shopping! These prices won't last forever.

Key facts

• No flood zone
• $360 HOA
• Parking

Tags

• FULLY FURNISHED TURNKEY
• OPEN SPLIT FLOOR PLAN
• HURRICANE IMPACT WINDOWS
• SOLID SURFACE COUNTERS
• ASSIGNED CARPORT SPACE
• NO FLOOD ZONE

Property features AI

Finance

• Other: Association name: Ana Ruzzano; Condo land included
• Financial info: Total monthly association fee $360 (total annual fees $4,320); Lease restrictions apply
• HOA & community: HOA required (monthly fee $360) — includes pool, clubhouse, tennis courts, management, maintenance of structure and grounds, sewer, water, trash, and pest control; Buyer approval required; No truck/RV/motorcycle parking permitted; Senior community; Pets allowed with breed restrictions; max pet weight 25 lbs

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential condominium; Two-story building; unit on second floor; Faces north
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building/Unit identified as building J
• Exterior features: Rain gutters; Tennis courts; Lakefront with lake access and lake views (Tala Lake), approximately 100 ft. frontage; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Inside laundry in closet; Electric water heater

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 $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, 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; 5 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 43% 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 $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 745 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $54k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $135k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 745 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.70% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 4.9

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,973
• Equity at exit: $20,129

10-year hold

• IRR: 3.3%
• Equity multiple: 1.20×
• Total profit: $7,441
• 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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 600
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$708
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $413

Break-even live

Break-even rent $1,777

Max offer price $135,000

Occupancy floor 77%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	0.02mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	0.02mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	21d	1	0.07mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	21d	1	0.59mi
23067 Elmira Blvd Punta Gorda, FL	2.0	2.0	1052	$1,750	$1.66	21d	1	1.44mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-06
   status Pending
2. 2026-03-25
   price $135,000
3. 2026-02-07
   status Active
4. 2026-01-31
   status Pending
5. 2026-01-23
   price $139,900
6. 2025-11-10
   price $149,900
7. 2025-04-29
   price $169,500
8. 2025-03-08
   price $175,000
9. 2025-01-02
   price $183,700
10. 2024-04-14
    listed $188,700 Active
11. 2013-01-10
    soldstatus $52,000
12. 2013-01-09
    soldstatus $52,000 577-char remark

    Show marketing remark (577 chars)

    Short Sale-Active with Contract. Great 2 bedroom 2 bath condo with beautiful Lake view, solid surface counter tops, updated cabinets, tile floors in living area, all appliances including washer and dryer, large pool and BBQ area and so much more at a great price!Never been a better time to invest in the Florida lifestyle! Enjoy the lake views from your screened lania, lounge by the resort style pool, short ride to some of the best Gulf of Mexico Beaches, minutes from Historical downtown Punta Gorda with it's chic restuarants and shopping! These prices won't last forever.

13. 2012-04-16
    listed $52,000 577-char remark

    Show marketing remark (577 chars)

    Short Sale-Active with Contract. Great 2 bedroom 2 bath condo with beautiful Lake view, solid surface counter tops, updated cabinets, tile floors in living area, all appliances including washer and dryer, large pool and BBQ area and so much more at a great price!Never been a better time to invest in the Florida lifestyle! Enjoy the lake views from your screened lania, lounge by the resort style pool, short ride to some of the best Gulf of Mexico Beaches, minutes from Historical downtown Punta Gorda with it's chic restuarants and shopping! These prices won't last forever.

14. 2004-12-09
    soldstatus $90,000

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 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 · 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: $27,596
• − Mortgage interest: −$7,562
• − Property taxes: −$2,554
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$4,320
• − Depreciation: −$3,927
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $4,156/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• County: Charlotte County · 196,994 people
• 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

+50.0% since first listed

14 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Price Changed $169,500 Stellar MLS as Distributed by MLS Grid
• 2025-03-08 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $183,700 Stellar MLS as Distributed by MLS Grid
• 2024-04-14 Listed $188,700 Stellar MLS as Distributed by MLS Grid
• 2013-01-10 Sold (Public Records) $52,000 Public Records
• 2013-01-09 Sold (MLS) $52,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-16 Listed $52,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-09 Sold (Public Records) $90,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,554 · +11.7% YoY. Source: county tax records.