1000 Kings Hwy #104 · Port Charlotte, FL 33980

$135,990

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 310 Days on market

Built 2005 1,960 sqft lot Est $146k · 7% under $300/mo HOA · 15% 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 +24.4/30.0
• ARV discount +10.6/15.0
• 1% rule +9.4/10.0
• DSCR +7.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. * * Port Charlotte Village was voted #1 manufactured home community in 2024 in Charlotte County * * Welcome to this beautifully updated 2-bedroom, 2-bathroom manufactured home located in a desirable 55+ community. This charming residence features an oversized driveway and a large screened-in lanai with an attached storage shed—perfect for enjoying Florida’s outdoor lifestyle. Inside, you’ll find brand-new luxury vinyl flooring throughout, fresh interior paint, and a spacious, open layout. The kitchen is a standout with a generous island, an abundance of solid wood cabinetry, and plenty of counter space, making it ideal for cooking and entertaining. A

Key facts

• Solid wood cabinetry
• Generous island
• Oversized driveway

Tags

• OVERSIZED DRIVEWAY
• LARGE SCREENED-IN LANAI
• ATTACHED STORAGE SHED
• FRESH INTERIOR PAINT
• GENEROUS ISLAND
• SOLID WOOD CABINETRY

Property features AI

Finance

• Other: Lot size about 0.05 acres (approximate); Mature landscaping
• Financial info: Total annual HOA fees $3,600
• HOA & community: Monthly association fee of $300; Association amenities include cable TV, clubhouse, maintenance, recreation facilities, shuffleboard court, storage, and wheelchair access; Pool, management, private road, trash and water included in association fees; Buyer approval required; Community mailbox; Dog park; Golf carts allowed; Street lights; Senior community; Pets allowed with limits (maximum 25 lbs)

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Fiber optics; BB/HS internet available; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One level; Faces southwest
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built in 1 (one) story (double wide)
• Exterior features: Screened side porch; Outdoor lighting; Rain gutters; Shed(s); Landscaped lot; Cul-de-sac lot

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Crown molding; High ceilings; Solid wood cabinets; Thermostat; Walk-in closet(s); Storage rooms
• Laundry & utility: Washer and dryer located in the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 19 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 37% 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 $940 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 310 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $136k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,671 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.44% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #373	0.24mi	2/2.0	1,248 (+5%)	2mo	$170,000	$136	79
1000 Kings Hwy #472	0.07mi	2/2.0	1,100 (-7%)	7mo	$135,000	$123	78
1000 Kings Hwy #389	0.16mi	2/2.0	1,269 (+7%)	10mo	$150,000	$118	73
1000 Kings Hwy #432	0.12mi	2/2.0	1,056 (-11%)	4mo	$164,500	$156	73
1000 Kings Hwy #181	0.13mi	2/2.0	1,344 (+13%)	9mo	$145,000	$108	65

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-9,928
• Equity at exit: $20,277

10-year hold

• IRR: -3.4%
• Equity multiple: 0.81×
• Total profit: $-7,237
• Equity at exit: $11,758

Cash invested: $38,077 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$713
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$57
• HOA: −$300
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $277

Break-even live

Break-even rent $1,614

Max offer price $135,990

Occupancy floor 81%

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: $33,998
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	0.36mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.41mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.47mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.53mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.56mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.57mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.70mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.70mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.71mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.72mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	0.82mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	13d	1	0.82mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.86mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	0.88mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	21d	3	1.05mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.14mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	1.16mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.26mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.27mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 24 events

1. 2026-06-18
   days on market $135,990 Active 310 DOM
2. 2026-06-17
   days on market $135,990 Active 309 DOM
3. 2026-06-16
   days on market $135,990 Active 308 DOM
4. 2026-06-15
   days on market $135,990 Active 307 DOM
5. 2026-06-14
   days on market $135,990 Active 305 DOM
6. 2026-06-13
   days on market $135,990 Active 304 DOM
7. 2026-06-10
   days on market $135,990 Active 302 DOM
8. 2026-06-09
   days on market $135,990 Active 301 DOM
9. 2026-06-08
   days on market $135,990 Active 300 DOM
10. 2026-06-05
    days on market $135,990 Active 296 DOM
11. 2026-06-02
    days on market $135,990 Active 294 DOM
12. 2026-06-01
    days on market $135,990 Active 293 DOM
13. 2026-05-31
    days on market $135,990 Active 292 DOM
14. 2026-05-30
    days on market $135,990 Active 291 DOM
15. 2026-03-10
    price $135,990
16. 2026-02-25
    price $139,990
17. 2026-01-22
    status Active
18. 2025-12-05
    status Pending
19. 2025-06-25
    listed $150,000 Active
20. 2025-06-23
    historical
21. 2025-05-17
    price $124,900
22. 2025-03-21
    listed $144,900 Active
23. 2025-03-03
    soldstatus $56,500
24. 2003-02-19
    soldstatus $56,000

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $23,575
• − Mortgage interest: −$7,618
• − Property taxes: −$2,465
• − Insurance: −$680
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$3,600
• − Depreciation: −$3,956
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,965/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

+142.8% since first listed

10 events — show timeline

• 2026-03-10 Price Changed $135,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $139,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-21 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-03 Sold (Public Records) $56,500 Public Records
• 2003-02-19 Sold (Public Records) $56,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,465 · -11.0% YoY. Source: county tax records.