1000 Kings Hwy #231 · Port Charlotte, FL 33980

$215,000

3 bd · 2.0 ba · 1,860 sqft · Manufactured public records · 19 Days on market

Built 2005 $320/mo HOA

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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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• 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

Absolutely stunning 3-bedroom, 2-bathroom furnished manufactured home with a den/office located in a highly desirable 55+ resident-owned co-op community. This beautiful home features a sought-after split floor plan, offering privacy for both owners and guests. From the moment you enter, you'll be impressed by the spacious open-concept design, highlighted by a large eat-in kitchen with newer appliances, an expansive living room, and a generous dining area perfect for entertaining. The oversized primary suite is a true retreat, featuring a huge walk-in closet, a spacious bathroom with additional storage, and a private den/office overlooking Village Drive. The two guest bedrooms are located on

Key facts

• Huge walk-in closet
• Large eat-in kitchen
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• LARGE EAT-IN KITCHEN
• OVERSIZED PRIMARY SUITE
• HUGE WALK-IN CLOSET
• PRIVATE DEN OFFICE
• LARGE ENCLOSED LANAI

Property features AI

Finance

• Other: Senior community; Community features: clubhouse, community mailbox, dog park, golf carts allowed, pool, wheelchair access, street lights; Pets allowed (cats and dogs, with number limit); Furnished; Buyer approval required for community
• Financial info: Monthly HOA: $320 (total monthly fees $320); Total annual association fees $3,840; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $320); Association requires approval; Association amenities include cable TV, clubhouse, maintenance, recreation facilities, shuffleboard court, storage, wheelchair access; HOA fee includes cable TV, pool, internet, structure and grounds maintenance, management, private road, recreational facilities, sewer, trash, water

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Fiber optics; Underground utilities; Water available and connected; Sewer available and connected
• Home design: Manufactured home (double wide); Residential property; Single-story; Faces north; Located in a mobile home park (MHP)
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Hurricane shutters; Exterior lighting; Rain gutters; Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Dry bar; Eat-in kitchen; High ceilings; Open floorplan; Split bedroom plan; Thermostat; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer; Laundry room; Electric water heater

🏢 Co-op / cooperative unit. The $215,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 23 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).
• At $2,455/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 612% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $215k implies a 975% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 7.3

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-28,296
• Equity at exit: $32,057

10-year hold

• IRR: -11.2%
• Equity multiple: 0.43×
• Total profit: $-34,240
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$90
• HOA: −$320
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $213

Break-even live

Break-even rent $2,186

Max offer price $215,000

Occupancy floor 86%

Sensitivity live

Price	-10% $335	-5% $274	+0% $213	+5% $152	+10% $91
Rent	-10% $19	-5% $116	+0% $213	+5% $310	+10% $407
Rate	-1.0pp $321	-0.5pp $267	base $213	+0.5pp $157	+1.0pp $100

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$2,272	$2.29	14d	28	0.39mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,660	$2.31	14d	276	0.40mi
24312 Westgate Blvd Punta Gorda, FL	3.0	2.0	2044	$4,500	$2.20	22d	1	0.44mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	22d	1	0.50mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.55mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	22d	1	0.55mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.64mi
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	22d	1	0.71mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,978	$2.28	14d	42	0.71mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.71mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,944	$1.65	14d	26	0.74mi
23289 Nancy Ave Port Charlotte, FL	3.0	2.0	2059	$2,000	$0.97	22d	1	0.87mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.88mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	1.01mi
23261 Lehigh Ave Port Charlotte, FL	3.0	2.0	2155	$2,300	$1.07	14d	1	1.02mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	22d	3	1.04mi
271 Campinas St Punta Gorda, FL	4.0	2.0	2145	$2,500	$1.17	14d	1	1.05mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	22d	1	1.07mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	22d	1	1.15mi
25199 Chiclayo Ave Punta Gorda, FL	3.0	2.0	1977	$2,100	$1.06	14d	1	1.15mi
1314 Beacon Dr Port Charlotte, FL	3.0	2.0	1783	$2,500	$1.40	22d	1	1.22mi
1418 Olancha Ct Punta Gorda, FL	4.0	3.0	2416	$4,000	$1.66	22d	1	1.35mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	22d	1	1.35mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 16 events

1. 2026-06-18
   days on market $215,000 Active 19 DOM
2. 2026-06-17
   days on market $215,000 Active 18 DOM
3. 2026-06-16
   days on market $215,000 Active 17 DOM
4. 2026-06-15
   days on market $215,000 Active 16 DOM
5. 2026-06-14
   days on market $215,000 Active 14 DOM
6. 2026-06-13
   days on market $215,000 Active 13 DOM
7. 2026-06-10
   days on market $215,000 Active 11 DOM
8. 2026-06-09
   days on market $215,000 Active 10 DOM
9. 2026-06-08
   days on market $215,000 Active 9 DOM
10. 2026-06-07
    days on market $215,000 Active 8 DOM
11. 2026-06-05
    days on market $215,000 Active 5 DOM
12. 2026-06-03
    days on market $215,000 Active 4 DOM
13. 2026-06-02
    days on market $215,000 Active 3 DOM
14. 2026-06-01
    days on market $215,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $215,000 Active 1 DOM

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/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 · 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: $29,460
• − Mortgage interest: −$12,043
• − Property taxes: −$2,275
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − HOA: −$3,840
• − Depreciation: −$6,255
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,732/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

+975.0% since first listed

4 events — show timeline

• 2026-05-30 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-01 Sold (Public Records) $20,000 Public Records
• 1993-03-19 Sold (Public Records) $57,000 Public Records
• 1993-03-19 Sold (Public Records) $20,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,275 · -28.7% YoY. Source: county tax records.