1515 Forrest Nelson Blvd Unit B206 · Port Charlotte, FL 33952

$125,000

2 bd · 2.0 ba · 899 sqft · Condo public records · 73 Days on market

Built 1983 $357/mo HOA · 20% of rent ↓ 27% since listing

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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 +19.4/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome to this charming and well-maintained 2nd-floor condo located in the highly sought-after Oak Forrest community, perfectly positioned in the heart of Port Charlotte’s vibrant 55+ gated neighborhood. This light-filled residence offers an exceptional blend of comfort, thoughtful updates, and low-maintenance living—ideal for those looking to embrace an active yet relaxed Florida lifestyle. Step inside to an inviting open floorplan enhanced by new luxury vinyl flooring throughout and fresh interior paint, creating a clean, modern feel with a seamless flow between the kitchen, dining, and living areas. Natural light fills the space, highlighting the home&rsquo

Key facts

• Community pool
• $357 HOA
• Community pool

Tags

• PRIVATE SCREENED BALCONY
• NEW LUXURY VINYL FLOORING
• UPDATED ELECTRICAL COMPONENTS
• COMMUNITY POOL
• GATED PET-FREE COMMUNITY
• ABUNDANCE OF COUNTER SPACE

Property features AI

Finance

• Other: Total annual fees $4,284
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Oak Forrest Condo Association); Monthly HOA fee $357; HOA covers pool, sewer, water, trash, structure maintenance and escrow reserves; Association approval required; Community clubhouse, pool, shuffleboard court, community mailbox, sidewalks; Senior community; pets not allowed

Exterior

• Parking: Assigned parking; Common and guest parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Residential condominium; Condominium unit (Building B206); 2 total stories in building; unit on 2nd floor; East-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Covered, enclosed and screened patio/front porch; Patio; Sliding doors; Exterior lighting; Rain gutters; Mature landscaping with trees; Landscaped and level lot; Sidewalks; Paved/asphalt roads; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Thermostat; Window treatments; Smoke detector(s); Inside utility
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $74 ($887/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% 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: 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 9 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 35% 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 $864 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 73 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.43% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 5.8

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: -17.2%
• Equity multiple: 0.42×
• Total profit: $-20,451
• Equity at exit: $18,638

10-year hold

• IRR: -21.4%
• Equity multiple: 0.12×
• Total profit: $-30,643
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$656
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$357
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $74

Break-even live

Break-even rent $1,688

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.09mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.43mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.83mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.15mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.20mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.23mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	21d	1	1.25mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.38mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.40mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 73 DOM
2. 2026-06-17
   days on market $125,000 Active 72 DOM
3. 2026-06-16
   days on market $125,000 Active 71 DOM
4. 2026-06-15
   days on market $125,000 Active 70 DOM
5. 2026-06-14
   days on market $125,000 Active 68 DOM
6. 2026-06-13
   days on market $125,000 Active 67 DOM
7. 2026-06-10
   days on market $125,000 Active 65 DOM
8. 2026-06-09
   days on market $125,000 Active 64 DOM
9. 2026-06-08
   days on market $125,000 Active 63 DOM
10. 2026-06-07
    days on market $125,000 Active 62 DOM
11. 2026-06-05
    days on market $125,000 Active 59 DOM
12. 2026-06-03
    days on market $125,000 Active 58 DOM
13. 2026-06-02
    days on market $125,000 Active 57 DOM
14. 2026-06-01
    days on market $125,000 Active 56 DOM
15. 2026-05-31
    days on market $125,000 Active 55 DOM
16. 2026-05-30
    days on market $125,000 Active 54 DOM
17. 2026-05-13
    price $125,000
18. 2026-04-06
    listed $135,000 Active
19. 2022-09-20
    historical
20. 2022-09-03
    price $167,000
21. 2022-08-06
    listed $171,000 Active

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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 7/10 Severe FEMA zone X (shaded) · 75% 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: $21,383
• − Mortgage interest: −$7,002
• − Property taxes: −$2,433
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,284
• − Depreciation: −$3,636
• Taxable loss: −$815
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $1,083/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

-26.9% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-09-03 Price Changed $167,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-06 Listed $171,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $2,433 · -1.6% YoY. Source: county tax records.