24437 Harborview Rd #106 · Charlotte Harbor, FL 33980

$139,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 78 Days on market

Built 2005 5,486 sqft lot $250/mo HOA · 12% of rent

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Why this score? — see what drove the B- 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of Florida paradise! This beautifully maintained manufactured home is being offered turnkey furnished, making it truly move-in ready—just bring your suitcase and start enjoying the lifestyle you’ve been dreaming of. Located in a resident-owned riverfront community, this home offers not only comfort and convenience, but also peace of mind and a strong sense of community. Inside, you’ll find a home that has been meticulously cared for, with a clean, inviting interior that reflects pride of ownership throughout. One of the standout features is the spacious front porch, the perfect place to relax with your morning coffee, enjoy evening breezes, or gather with friends and neighbors. Step outside and enjoy your private carport, along with a storage shed and dedicated laundry room—perfect for keeping everything organized and accessible. Storm shutters provide added protection and convenience, giving you confidence year-round. The real charm lies in the setting. The backyard opens to a serene canal and preserve area, offering privacy and a peaceful natural backdrop—ideal for quiet mornings or unwinding at the end of the day. Residents enjoy access to a variety of amenities, including a welcoming clubhouse, shuffleboard courts, and a billiards room, along with a scenic riverfront park complete with a pier and boat launch—perfect for boating, fishing, or simply soaking in the waterfront views. Set within a quiet, friendly community, this home is ideal for seasonal residents, downsizers, or anyone seeking an easy, low-maintenance Florida lifestyle. Don’t miss this opportunity to own a move-in ready home in excellent condition in a highly desirable waterfront community—your Florida retreat awaits!

Key facts

• Turnkey furnished
• Storage shed
• Spacious front porch

Tags

• TURNKEY FURNISHED
• SPACIOUS FRONT PORCH
• PRIVATE CARPORT
• STORAGE SHED
• DEDICATED LAUNDRY ROOM
• STORM SHUTTERS

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (about 0.13 acres); Road surface: Asphalt/paved; Lot size approx. 0.13 acres; Living area reported as 1,296 (public records); Building area reported as 2,246 (public records); Universal property id on record
• HOA & community: Has HOA (Mary Lu Park - Lydia) with monthly fee of $250; quarterly association fee of $750; Association approval required; Association amenities: Clubhouse, Park, Shuffleboard Court; Community features: Clubhouse, Golf carts allowed, Park, Sidewalks, Wheelchair access, Street lights; Senior community; Cats allowed

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Underground utilities; Water and sewer connected
• Home design: Manufactured home (single wide); Residential property; Completed condition; One story; Faces east
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built on single-wide body type
• Exterior features: Front porch; Porch; Private mailbox; Shed/storage; Other exterior features

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan with living room/dining room combo; Thermostat
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $29 ($346/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, 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; 17 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 40% 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 $961 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 78 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 5.5

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: -20.4%
• Equity multiple: 0.32×
• Total profit: $-26,418
• Equity at exit: $20,725

10-year hold

• IRR: -33.7%
• Equity multiple: -0.10×
• Total profit: $-42,704
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $29

Break-even live

Break-even rent $2,072

Max offer price $139,000

Occupancy floor 94%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24717 Snook Ave Unit 11 D Punta Gorda, FL	3.0	2.0	1500	$2,000	$1.33	21d	1	0.10mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	21d	1	0.31mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	21d	1	0.35mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	0.38mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	0.38mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	21d	1	0.42mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	21d	2	0.90mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	21d	1	0.96mi
24055 Peaceful Brook Loop Punta Gorda, FL	3.0–5.0	2.0–3.0	2138	$2,183	$1.02	13d	4	0.97mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	21d	1	1.17mi
5116 Melbourne St Unit B204 Punta Gorda, FL	3.0	2.5	1759	$2,500	$1.42	13d	1	1.39mi
5116 Melbourne St Unit B303 Punta Gorda, FL	3.0	2.5	1759	$5,000	$2.84	13d	1	1.39mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	21d	1	1.39mi
5125 Melbourne St Unit E201 Punta Gorda, FL	3.0	2.5	1831	$1,750	$0.96	13d	1	1.39mi
5119 Melbourne St Unit C201 Punta Gorda, FL	3.0	2.5	1831	$4,500	$2.46	21d	1	1.43mi
5119 Melbourne St Unit Reservation spot 1 Port Charlotte, FL	3.0	2.0	1831	$4,500	$2.46	21d	1	1.43mi
5117 Melbourne St Unit B4302 Port Charlotte, FL	3.0	2.5	1759	$2,500	$1.42	21d	1	1.43mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-18
   days on market $139,000 Active 78 DOM
2. 2026-06-17
   days on market $139,000 Active 77 DOM
3. 2026-06-16
   days on market $139,000 Active 76 DOM
4. 2026-06-15
   days on market $139,000 Active 75 DOM
5. 2026-06-14
   days on market $139,000 Active 73 DOM
6. 2026-06-13
   days on market $139,000 Active 72 DOM
7. 2026-06-10
   days on market $139,000 Active 70 DOM
8. 2026-06-09
   days on market $139,000 Active 69 DOM
9. 2026-06-08
   days on market $139,000 Active 68 DOM
10. 2026-06-07
    days on market $139,000 Active 67 DOM
11. 2026-06-05
    days on market $139,000 Active 64 DOM
12. 2026-06-03
    days on market $139,000 Active 63 DOM
13. 2026-06-02
    days on market $139,000 Active 62 DOM
14. 2026-06-01
    days on market $139,000 Active 61 DOM
15. 2026-05-31
    days on market $139,000 Active 60 DOM
16. 2026-05-30
    days on market $139,000 Active 59 DOM
17. 2026-05-24
    price $139,000
18. 2026-05-20
    price $139,000 1784-char remark

    Show marketing remark (1784 chars)

    Welcome to your slice of Florida paradise! This beautifully maintained manufactured home is being offered turnkey furnished, making it truly move-in ready—just bring your suitcase and start enjoying the lifestyle you’ve been dreaming of. Located in a resident-owned riverfront community, this home offers not only comfort and convenience, but also peace of mind and a strong sense of community. Inside, you’ll find a home that has been meticulously cared for, with a clean, inviting interior that reflects pride of ownership throughout. One of the standout features is the spacious front porch, the perfect place to relax with your morning coffee, enjoy evening breezes, or gather with friends and neighbors. Step outside and enjoy your private carport, along with a storage shed and dedicated laundry room—perfect for keeping everything organized and accessible. Storm shutters provide added protection and convenience, giving you confidence year-round. The real charm lies in the setting. The backyard opens to a serene canal and preserve area, offering privacy and a peaceful natural backdrop—ideal for quiet mornings or unwinding at the end of the day. Residents enjoy access to a variety of amenities, including a welcoming clubhouse, shuffleboard courts, and a billiards room, along with a scenic riverfront park complete with a pier and boat launch—perfect for boating, fishing, or simply soaking in the waterfront views. Set within a quiet, friendly community, this home is ideal for seasonal residents, downsizers, or anyone seeking an easy, low-maintenance Florida lifestyle. Don’t miss this opportunity to own a move-in ready home in excellent condition in a highly desirable waterfront community—your Florida retreat awaits!

19. 2026-04-01
    listed $149,000 Active

    Show marketing remark (1784 chars)

    Welcome to your slice of Florida paradise! This beautifully maintained manufactured home is being offered turnkey furnished, making it truly move-in ready—just bring your suitcase and start enjoying the lifestyle you’ve been dreaming of. Located in a resident-owned riverfront community, this home offers not only comfort and convenience, but also peace of mind and a strong sense of community. Inside, you’ll find a home that has been meticulously cared for, with a clean, inviting interior that reflects pride of ownership throughout. One of the standout features is the spacious front porch, the perfect place to relax with your morning coffee, enjoy evening breezes, or gather with friends and neighbors. Step outside and enjoy your private carport, along with a storage shed and dedicated laundry room—perfect for keeping everything organized and accessible. Storm shutters provide added protection and convenience, giving you confidence year-round. The real charm lies in the setting. The backyard opens to a serene canal and preserve area, offering privacy and a peaceful natural backdrop—ideal for quiet mornings or unwinding at the end of the day. Residents enjoy access to a variety of amenities, including a welcoming clubhouse, shuffleboard courts, and a billiards room, along with a scenic riverfront park complete with a pier and boat launch—perfect for boating, fishing, or simply soaking in the waterfront views. Set within a quiet, friendly community, this home is ideal for seasonal residents, downsizers, or anyone seeking an easy, low-maintenance Florida lifestyle. Don’t miss this opportunity to own a move-in ready home in excellent condition in a highly desirable waterfront community—your Florida retreat awaits!

20. 2026-04-01
    listed $149,000 Active 1784-char remark

    Show marketing remark (1784 chars)

    Welcome to your slice of Florida paradise! This beautifully maintained manufactured home is being offered turnkey furnished, making it truly move-in ready—just bring your suitcase and start enjoying the lifestyle you’ve been dreaming of. Located in a resident-owned riverfront community, this home offers not only comfort and convenience, but also peace of mind and a strong sense of community. Inside, you’ll find a home that has been meticulously cared for, with a clean, inviting interior that reflects pride of ownership throughout. One of the standout features is the spacious front porch, the perfect place to relax with your morning coffee, enjoy evening breezes, or gather with friends and neighbors. Step outside and enjoy your private carport, along with a storage shed and dedicated laundry room—perfect for keeping everything organized and accessible. Storm shutters provide added protection and convenience, giving you confidence year-round. The real charm lies in the setting. The backyard opens to a serene canal and preserve area, offering privacy and a peaceful natural backdrop—ideal for quiet mornings or unwinding at the end of the day. Residents enjoy access to a variety of amenities, including a welcoming clubhouse, shuffleboard courts, and a billiards room, along with a scenic riverfront park complete with a pier and boat launch—perfect for boating, fishing, or simply soaking in the waterfront views. Set within a quiet, friendly community, this home is ideal for seasonal residents, downsizers, or anyone seeking an easy, low-maintenance Florida lifestyle. Don’t miss this opportunity to own a move-in ready home in excellent condition in a highly desirable waterfront community—your Florida retreat awaits!

21. 2015-07-23
    status Pending
22. 2015-07-18
    historical
23. 2015-04-10
    price $84,900
24. 2015-03-16
    price $89,000
25. 2015-01-29
    price $99,000
26. 2014-08-09
    listed $110,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,306
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$5,814
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − HOA: −$3,000
• − Depreciation: −$4,044
• Taxable loss: −$1,471
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $699/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• 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

+26.4% since first listed

10 events — show timeline

• 2026-05-24 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $139,000 FORTMLS
• 2026-04-01 Listed $149,000 FORTMLS
• 2026-04-01 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2015-07-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-04-10 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-16 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-29 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-09 Listed $110,000 Stellar MLS as Distributed by MLS Grid