19505 Quesada Ave Unit KK204 · Port Charlotte, FL 33948

$123,000

2 bd · 2.0 ba · 838 sqft · Condo · 127 Days on market

Built 1985 Good condition $147/sqft · 13% below area Est $141k · 13% under $347/mo HOA · 20% 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 +19.8/30.0
• ARV discount +13.3/15.0
• 1% rule +8.8/10.0
• DSCR +6.3/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Oaks IV, a hidden oasis tucked away in the vibrant heart of Port Charlotte. Located on the second floor, this beautifully maintained 2-bed, 2-bath condo feels completely fresh with a brand-new coat of interior paint (May 2026) and gorgeous new luxury vinyl plank flooring running throughout the entire home. The heart of the property is an airy, open living and dining area that opens up to a quiet, private lanai perfect for morning coffee or evening relaxation. Cooking is a breeze in the kitchen, which offers abundant cabinet storage. The thoughtful split floor plan ensures privacy, with the guest bedroom and bathroom on the opposite end of the condo from the primary suite.

Key facts

• Mature oak trees
• Heated pool
• Private lanai

Tags

• PRIVATE LANAI
• ABUNDANT CABINET STORAGE
• INTERIOR LAUNDRY ROOM
• MATURE OAK TREES
• HEATED POOL
• COMMUNITY CLUBHOUSE EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $123k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($951/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.9% 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: employment D, amenities F, commute 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.
• Zoned schools: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 1130 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $850 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 127 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 8686% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: severe flood risk; 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 $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 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?
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: 1.38% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 6.0

CMA / ARV

• ARV (median comp): $141,113
• List price: $123,000
• Delta: -12.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19505 Quesada Ave Unit RR202	0.14mi	2/2.0	838 (0%)	0mo	$137,250	$164	93
19505 Quesada Ave Unit EE202	0.17mi	2/2.0	838 (0%)	0mo	$130,000	$155	92
19505 Quesada Ave Unit C201	0.05mi	2/2.0	899 (+7%)	0mo	$143,639	$160	85
1515 Forrest Nelson Blvd Unit P101	0.29mi	2/2.0	899 (+7%)	0mo	$120,000	$133	74
1515 Forrest Nelson Blvd Unit B206	0.29mi	2/2.0	899 (+7%)	1mo	$115,000	$128	73
1515 Forrest Nelson Blvd Unit O104	0.29mi	2/2.0	899 (+7%)	1mo	$105,000	$117	73
1515 Forrest Nelson Blvd Unit B205	0.29mi	2/2.0	899 (+7%)	1mo	$119,000	$132	73
821 Silver Springs Ter NW	0.86mi	2/2.0	888 (+6%)	1mo	$244,999	$276	54
18415 Timothy Ave	1.20mi	2/1.0	902 (+8%)	2mo	$115,000	$127	47
2009 Barksdale St	1.47mi	2/2.0	930 (+11%)	0mo	$217,000	$233	46
21084 Quesada Ave	1.35mi	2/1.0	924 (+10%)	1mo	$125,000	$135	43
20049 Isobar Ave	0.86mi	3/2.0 (+1)	1,044 (+25%)	2mo	$207,000	$198	34

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: -16.7%
• Equity multiple: 0.43×
• Total profit: $-19,587
• Equity at exit: $18,340

10-year hold

• IRR: -19.6%
• Equity multiple: 0.17×
• Total profit: $-28,671
• Equity at exit: $10,635

Cash invested: $34,440 (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 →

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Median asking: $205,000 ($203/sqft)
• Median days on market: 31 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 1130
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$347
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $79

Break-even live

Break-even rent $1,599

Max offer price $123,000

Occupancy floor 90%

Sensitivity live

Price	-10% $164	-5% $122	+0% $79	+5% $37	+10% $-6
Rent	-10% $-55	-5% $12	+0% $79	+5% $146	+10% $213
Rate	-1.0pp $141	-0.5pp $111	base $79	+0.5pp $47	+1.0pp $15

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: $30,750
• Closing costs: $3,690
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	794	$1,500	$1.89	3d	6	0.14mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	794	$1,500	$1.89	6d	7	0.14mi
1515 Forrest Nelson Blvd Port Charlotte, FL	1.0–2.0	1.0–2.0	824	$1,400	$1.70	6d	2	0.25mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	116d	2	0.25mi
1515 Forrest Nelson Blvd Unit Q204 Port Charlotte, FL	2.0	2.0	960	$1,400	$1.46	3d	1	0.30mi
19584 Carob Ct Port Charlotte, FL	2.0	1.0	825	$2,800	$3.39	6d	1	0.41mi
20005 Chalkleaf Ct Port Charlotte, FL	2.0	2.0	825	$1,395	$1.69	6d	1	0.50mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	116d	1	0.58mi
1051 Forrest Nelson Blvd Unit A204 Port Charlotte, FL	2.0	2.0	858	$1,450	$1.69	6d	1	0.70mi
19325 Water Oak Dr #205 Port Charlotte, FL	2.0	1.5	856	$1,700	$1.99	0d	1	0.71mi
1003 Tropical Ave NW Port Charlotte, FL	2.0	1.5	912	$1,800	$1.97	6d	1	0.79mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	116d	1	0.97mi
18336 Twilite Ave Port Charlotte, FL	2.0	2.0	925	$1,336	$1.44	6d	1	1.27mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	116d	1	1.36mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	116d	1	1.40mi

Property features AI

Finance

• Other: Community recreation ownedDirections: US41 to Forrest Nelson Blvd, left on Quesada
• Financial info: Total annual fees: $4,164Lease restrictions apply
• HOA & community: HOA managed by Star ManagementMonthly condo/association fee of $347Association fees cover pool, insurance, maintenance (structure & grounds), management, pest control, sewer, trash, water, escrow reserves and recreational facilitiesAssociation approval requiredBuyer approval required for the communityCommunity clubhouse and community mailboxDeed restrictionsPets allowed with limits (max weight 15 lbs)

Exterior

• Utilities: Public waterPublic sewerElectricity connectedCable availableBroadband/high-speed internet availableSewer connectedWater connectedIrrigation equipment
• Home design: Condominium2 total storiesUnit on 2nd floorEast-facing
• Construction: Block constructionShingle roofSlab foundationBuilding name/number: KK
• Exterior features: Outdoor lightingSliding doorsHeated in-ground pool

Interior

• Kitchen: DishwasherRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansSplit bedroom layout6 total rooms
• Laundry & utility: WasherDryerLaundry inside

HOA detail $347/mo · $4,164/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $123,000 Active 127 DOM
2. 2026-09-22
   days on market $123,000 Active 126 DOM
3. 2026-09-21
   days on market $123,000 Active 125 DOM
4. 2026-09-20
   days on market $123,000 Active 124 DOM
5. 2026-09-19
   days on market $123,000 Active 123 DOM
6. 2026-09-17
   days on market $123,000 Active 121 DOM
7. 2026-09-16
   days on market $123,000 Active 120 DOM
8. 2026-09-15
   days on market $123,000 Active 119 DOM
9. 2026-09-14
   days on market $123,000 Active 118 DOM
10. 2026-09-13
    days on market $123,000 Active 117 DOM
11. 2026-09-12
    days on market $123,000 Active 116 DOM
12. 2026-09-11
    days on market $123,000 Active 115 DOM
13. 2026-09-05
    days on market $123,000 Active 109 DOM
14. 2026-09-04
    days on market $123,000 Active 108 DOM
15. 2026-09-03
    days on market $123,000 Active 107 DOM
16. 2026-08-31
    days on market $123,000 Active 104 DOM
17. 2026-08-30
    days on market $123,000 Active 103 DOM
18. 2026-08-29
    days on market $123,000 Active 102 DOM
19. 2026-08-28
    days on market $123,000 Active 101 DOM
20. 2026-08-27
    days on market $123,000 Active 100 DOM
21. 2026-08-26
    days on market $123,000 Active 99 DOM
22. 2026-08-25
    days on market $123,000 Active 98 DOM
23. 2026-08-24
    days on market $123,000 Active 97 DOM
24. 2026-08-23
    days on market $123,000 Active 96 DOM
25. 2026-08-22
    days on market $123,000 Active 95 DOM
26. 2026-08-21
    days on market $123,000 Active 94 DOM
27. 2026-08-20
    days on market $123,000 Active 93 DOM
28. 2026-08-19
    days on market $123,000 Active 92 DOM
29. 2026-08-18
    days on market $123,000 Active 91 DOM
30. 2026-08-17
    days on market $123,000 Active 90 DOM
31. 2026-08-16
    days on market $123,000 Active 89 DOM
32. 2026-08-15
    days on market $123,000 Active 88 DOM
33. 2026-08-14
    days on market $123,000 Active 87 DOM
34. 2026-08-13
    days on market $123,000 Active 86 DOM
35. 2026-08-12
    days on market $123,000 Active 85 DOM
36. 2026-08-11
    days on market $123,000 Active 84 DOM
37. 2026-08-10
    days on market $123,000 Active 83 DOM
38. 2026-08-09
    days on market $123,000 Active 82 DOM
39. 2026-08-08
    days on market $123,000 Active 81 DOM
40. 2026-08-07
    days on market $123,000 Active 80 DOM
41. 2026-08-06
    days on market $123,000 Active 79 DOM
42. 2026-08-05
    days on market $123,000 Active 78 DOM
43. 2026-08-04
    days on market $123,000 Active 77 DOM
44. 2026-08-03
    days on market $123,000 Active 76 DOM
45. 2026-08-01
    days on market $123,000 Active 73 DOM
46. 2026-07-29
    days on market $123,000 Active 71 DOM
47. 2026-07-27
    days on market $123,000 Active 69 DOM
48. 2026-07-25
    days on market $123,000 Active 67 DOM
49. 2026-07-24
    days on market $123,000 Active 66 DOM
50. 2026-07-23
    days on market $123,000 Active 65 DOM

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,396
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$4,164
• − Depreciation: −$3,578
• Taxable loss: −$757
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,132/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab Est. rehab $4,190–$12,570 screening

This well-maintained and updated townhouse is move-in ready with new flooring, paint, and appliances. It offers a good investment opportunity with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New outdoor lighting — Enhances curb appeal and safety ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Liberty Elementary School C+ FL #832/2,144 Nat'l #9,382/41,679 Middle Murdock Middle School C- FL #288/571 Nat'l #4,042/14,009 High Port Charlotte High School F FL #434/667 Nat'l #10,882/17,239

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

C Composite livability gradescore 65/100

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 · 198,646 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 24% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 1%

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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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Community recreation ownedDirections: US41 to Forrest Nelson Blvd, left on Quesada
• Financial info: Total annual fees: $4,164Lease restrictions apply
• HOA & community: HOA managed by Star ManagementMonthly condo/association fee of $347Association fees cover pool, insurance, maintenance (structure & grounds), management, pest control, sewer, trash, water, escrow reserves and recreational facilitiesAssociation approval requiredBuyer approval required for the communityCommunity clubhouse and community mailboxDeed restrictionsPets allowed with limits (max weight 15 lbs)

Exterior

• Utilities: Public waterPublic sewerElectricity connectedCable availableBroadband/high-speed internet availableSewer connectedWater connectedIrrigation equipment
• Home design: Condominium2 total storiesUnit on 2nd floorEast-facing
• Construction: Block constructionShingle roofSlab foundationBuilding name/number: KK
• Exterior features: Outdoor lightingSliding doorsHeated in-ground pool

Interior

• Kitchen: DishwasherRangeRefrigeratorElectric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansSplit bedroom layout6 total rooms
• Laundry & utility: WasherDryerLaundry inside

Price history

-98.9% since first listed

4 events — show timeline

• 2026-06-21 Listed for Rent $1,400 APPFOLIO
• 2026-06-20 Rental Removed $1,400 STELLARMLS
• 2026-06-20 Listed for Rent $1,400 STELLARMLS
• 2026-05-19 Listed $128,000 Stellar MLS as Distributed by MLS Grid