2100 Kings Hwy #662 · Port Charlotte, FL 33980

$134,900

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 54 Days on market

Built 1984 3,960 sqft lot Est $105k · 28% over $408/mo HOA · 22% of rent

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Why this score? — see what drove the D+ 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 +19.0/30.0
• 1% rule +9.0/10.0
• DSCR +6.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful home features 2 bedrooms and 2 bathrooms and has been completely updated for modern comfort. The spacious kitchen is perfect for cooking and entertaining, offering plenty of room and functionality. Located in the highly desirable Maple Leaf community, the property provides a wonderful Florida lifestyle experience. Enjoy peaceful seating areas outdoors where you can relax and take in the stunning sunrise from the front of the home and breathtaking sunsets in the backyard. This is the perfect place to embrace comfort, beauty, and relaxed Florida living. Located in the award-winning Maple Leaf Golf & Country Club 55+ community, this home showcases modern vinyl flooring thr

Key facts

• Heated pools
• Incredible amenities
• Spacious kitchen

Tags

• UPDATED FOR MODERN COMFORT
• SPACIOUS KITCHEN
• MODERN VINYL FLOORING
• RESORT-STYLE LIVING
• INCREDIBLE AMENITIES
• HEATED POOLS

Property features AI

Finance

• Other: Partially furnished; Directions: Turn into the community from Kings Highway, go through the gate down the main road and turn left onto Selkirk Ln. Unit #662
• Financial info: Total monthly fees $408 (total annual fees $4,896); Lease restrictions apply
• HOA & community: Has HOA (monthly fee $377); Association approval required; Buyer approval required; Clubhouse; Fitness center; Gated community with 24-hour guard; Golf course access; golf carts allowed; Pool and spa/hot tub; Tennis courts, pickleball and shuffleboard courts; Recreation facilities; Maintenance of structure and grounds; Private road; Vehicle restrictions; Community mailbox; Deed restrictions; No truck/RV/motorcycle parking; Senior community; Cats allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Cable available; Sewer connected; Water connected
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $141 ($2k/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: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% 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 54 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $40k; list at $135k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $105,408
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #591	0.00mi	2/2.0	864 (0%)	2mo	$105,000	$122	99
2100 Kings Hwy #58	0.00mi	2/2.0	912 (+6%)	3mo	$125,000	$137	88
2100 Kings Hwy #288	0.52mi	2/2.0	864 (0%)	4mo	$77,500	$90	72
2100 Kings Hwy #545	0.52mi	2/2.0	864 (0%)	6mo	$51,000	$59	71

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: -13.9%
• Equity multiple: 0.52×
• Total profit: $-18,102
• Equity at exit: $20,114

10-year hold

• IRR: -13.8%
• Equity multiple: 0.35×
• Total profit: $-24,405
• Equity at exit: $11,664

Cash invested: $37,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$707
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$56
• HOA: −$408
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $141

Break-even live

Break-even rent $1,711

Max offer price $134,900

Occupancy floor 88%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	20d	2	0.24mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.60mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	20d	1	1.09mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	1.15mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	20d	5	1.28mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	20d	1	1.47mi

HOA detail

• Monthly dues: $408 · $4,896/yr

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 54 DOM
2. 2026-06-17
   days on market $134,900 Active 53 DOM
3. 2026-06-16
   days on market $134,900 Active 52 DOM
4. 2026-06-15
   days on market $134,900 Active 51 DOM
5. 2026-06-14
   days on market $134,900 Active 49 DOM
6. 2026-06-13
   days on market $134,900 Active 48 DOM
7. 2026-06-10
   days on market $134,900 Active 46 DOM
8. 2026-06-09
   days on market $134,900 Active 45 DOM
9. 2026-06-08
   days on market $134,900 Active 44 DOM
10. 2026-06-07
    days on market $134,900 Active 43 DOM
11. 2026-06-05
    days on market $134,900 Active 40 DOM
12. 2026-06-03
    days on market $134,900 Active 39 DOM
13. 2026-06-02
    days on market $134,900 Active 38 DOM
14. 2026-06-01
    days on market $134,900 Active 37 DOM
15. 2026-05-31
    days on market $134,900 Active 36 DOM
16. 2026-05-30
    days on market $134,900 Active 35 DOM
17. 2026-04-25
    listed $134,900 Active
18. 2010-04-02
    listed $69,000
19. 2003-02-01
    soldstatus $40,000

ⓘ 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: $2,163 · $180/mo
• Projected year-2 tax: $2,163 · $180/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,684
• − Mortgage interest: −$7,556
• − Property taxes: −$2,163
• − Insurance: −$674
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − HOA: −$4,896
• − Depreciation: −$3,924
• Taxable loss: −$160
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,736/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

+237.2% since first listed

3 events — show timeline

• 2026-04-25 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2010-04-02 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2003-02-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,163 · +2.4% YoY. Source: county tax records.