19505 Quesada Ave Unit CC205 · Port Charlotte, FL 33948

$129,000

2 bd · 2.0 ba · 899 sqft · Condo · 112 Days on market

Built 1985 Fair condition $347/mo HOA · 16% of rent ↓ 11% since listing

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 2-bedroom, 2-bath second-floor condo in the desirable Oaks IV association. This unit features an open living area, split bedroom layout, inside laundry, and a screened balcony for relaxing with views of the beautifully landscaped grounds. Oaks IV offers a quiet, well-maintained environment with amenities including a community pool, clubhouse, shuffleboard, and scenic walking paths. Conveniently located near Port Charlotte’s best shopping, dining, and medical centers. Perfect as a primary home, winter retreat, or investment property.

Key facts

• Clubhouse
• Community pool
• Screened balcony

Tags

• OPEN LIVING AREA
• SCREENED BALCONY
• COMMUNITY POOL
• CLUBHOUSE
• SHUFFLEBOARD
• SCENIC WALKING PATHS

Property features AI

Finance

• Other: Furnished; Homestead status claimed
• Financial info: Lease restrictions apply
• HOA & community: HOA with monthly condo fee of $347 (includes cable TV, grounds maintenance, general maintenance, pest control, pool, private road, security, sewer, trash); Monthly condo/association fees total $347 ($4,164 annually); Association approval required; Community clubhouse, pool, sidewalks, and street lights; Cats and dogs allowed

Exterior

• Parking: Directions indicate community parking areas (unit located upstairs)
• Security: Community security included in association
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water connected
• Home design: Condominium; Residential property; Completed condition; Faces west; Two stories
• Construction: Concrete construction; Shingle roof; Block and slab foundation; Built as part of building CC
• Exterior features: Screened patio/porch; Balcony; Private heated in-ground pool with screen enclosure

Interior

• Kitchen: Convection oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; 8 total rooms; Second-floor unit
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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 soft (-1.6%/yr); 953 active listings in the ZIP; 6 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).
• This rent runs 41% 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 $892 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 112 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.67% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 5.0

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,703
• Equity at exit: $19,234

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $7,774
• Equity at exit: $11,154

Cash invested: $36,120 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 953
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$347
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $396

Break-even live

Break-even rent $1,652

Max offer price $129,000

Occupancy floor 77%

Sensitivity live

Price	-10% $485	-5% $441	+0% $396	+5% $351	+10% $307
Rent	-10% $226	-5% $311	+0% $396	+5% $481	+10% $566
Rate	-1.0pp $461	-0.5pp $429	base $396	+0.5pp $363	+1.0pp $329

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	0.14mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	0.25mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	0.58mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	22d	1	0.97mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.36mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.40mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 112 DOM
2. 2026-06-17
   days on market $129,000 Active 111 DOM
3. 2026-06-16
   days on market $129,000 Active 110 DOM
4. 2026-06-15
   days on market $129,000 Active 109 DOM
5. 2026-06-14
   days on market $129,000 Active 107 DOM
6. 2026-06-13
   days on market $129,000 Active 106 DOM
7. 2026-06-10
   days on market $129,000 Active 104 DOM
8. 2026-06-09
   days on market $129,000 Active 103 DOM
9. 2026-06-08
   days on market $129,000 Active 102 DOM
10. 2026-06-07
    days on market $129,000 Active 101 DOM
11. 2026-06-05
    days on market $129,000 Active 98 DOM
12. 2026-06-03
    days on market $129,000 Active 97 DOM
13. 2026-06-02
    days on market $129,000 Active 96 DOM
14. 2026-06-01
    days on market $129,000 Active 95 DOM
15. 2026-05-31
    days on market $129,000 Active 94 DOM
16. 2026-05-30
    days on market $129,000 Active 93 DOM
17. 2026-05-22
    price $129,000
18. 2026-03-05
    price $135,000
19. 2026-02-26
    listed $145,000 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 7/10 Severe FEMA zone X (shaded) · 74% 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: $25,838
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$1,442
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$4,164
• − Depreciation: −$3,753
• Taxable income: $3,183
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,988/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 · 13 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 2-bath second-floor condo is in fair condition with cosmetic repairs needed. The home is located in a desirable association with amenities and is conveniently located near shopping, dining, and medical centers.

Repairs flagged

• Minor Living room carpet — The carpet in the living room looks worn and could benefit from a cleaning or replacement.
• Minor Bedroom carpet — The carpet in the bedrooms looks worn and could benefit from a cleaning or replacement.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the appearance of a home and can be a selling point for potential buyers.
• Resale Replace living room carpet — A fresh carpet can make a room look more inviting and can be a selling point for potential buyers.
• Resale Replace bedroom carpet — A fresh carpet can make a room look more inviting and can be a selling point for potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · The carpet in the living room looks worn and could benefit from a cleaning or replacement.	Minor	$500–3,000
Bedroom carpet · The carpet in the bedrooms looks worn and could benefit from a cleaning or replacement.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the appearance of a home and can be a selling point for potential buyers. ↑
• Resale Replace living room carpet — A fresh carpet can make a room look more inviting and can be a selling point for potential buyers. ↑
• Resale Replace bedroom carpet — A fresh carpet can make a room look more inviting and can be a selling point for potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (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%

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

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

-11.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $145,000 Stellar MLS as Distributed by MLS Grid