24437 Harborview Rd #62 · Charlotte Harbor, FL 33980

$119,900

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 146 Days on market

Built 2005 3,943 sqft lot Est $94k · 28% over $250/mo HOA · 13% of rent ↓ 40% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A BEAUTIFULLY FURNISHED AND TURNKEY HOME LOCATED IN MARY LU PARK WHERE YOU OWN THE LAND. FOR THE RIGHT PRICE THE TOYOTA COROLLA CAN BE INCLUDED!! THE VIEWS OF CHARLOTTE HARBOR BY THE CLUBHOUSE ARE SIMPLY GORGEOUS!!! THE HOME FEATURES AN OPEN FLOOR PLAN WITH 2 BEDROOMS, 2 BATHROOMS, AND A BONUS ROOM THAT CAN BE USED AS A DEN! THE COUCH IN THE DEN FOLDS OUT TO A BED SO YOU HAVE LOTS OF ROOM FOR FAMILY AND FRIENDS TO VISIT. THE ROOF WAS REPLACED IN 2022 AND THE HOT WATER HEATER AND WASHER AND DRYER WERE REPLACED IN 2023. NO HURRICANCE DAMAGE FROM MILTON OR HELENE. THERE IS NO LOT RENT BECAUSE YOU OWN A SHARE OF THE LAND. THE SHARE IS INCLUDED IN THE PRICE OF THE HOME. THIS IS A 55 PLUS COMM

Key facts

• Open floor plan
• Dock
• Private boat ramp

Tags

• PRIVATE BOAT RAMP
• DOCK
• 5 MINUTE BOAT RIDE
• OPEN FLOOR PLAN
• ROOF REPLACED
• HOT WATER HEATER REPLACED

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.09 acres)
• HOA & community: Homeowner association (monthly fee $250) — fee covers grounds maintenance; Association name: Mary Lu Park - Lydia; Senior community; Community clubhouse; Park; Sidewalks and street lights; Golf carts allowed; Cats allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available; Underground utilities
• Home design: Manufactured single-wide home; One story; East-facing
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a manufactured home
• Exterior features: Exterior lighting; Outdoor storage; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Formal dining area; Window treatments (blinds and drapes); Storage rooms
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $32 ($390/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% 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+, 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 600 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $829 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 146 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.62% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $93,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Mary LU Mhp	0.09mi	2/2.0	1,056 (-4%)	7mo	$90,000	$85	83

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: -20.3%
• Equity multiple: 0.33×
• Total profit: $-22,624
• Equity at exit: $17,877

10-year hold

• IRR: -36.3%
• Equity multiple: -0.11×
• Total profit: $-37,289
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$629
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $32

Break-even live

Break-even rent $1,907

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $66	+0% $32	+5% $-1	+10% $-35
Rent	-10% $-121	-5% $-44	+0% $32	+5% $109	+10% $186
Rate	-1.0pp $93	-0.5pp $63	base $32	+0.5pp $1	+1.0pp $-30

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	22d	1	0.22mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	22d	1	0.24mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	22d	1	0.28mi
25038 Harborview Rd Unit B Punta Gorda, FL	2.0	2.0	1188	$1,600	$1.35	22d	1	0.29mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	22d	1	0.30mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	22d	1	0.36mi
23465 Harborview Rd Port Charlotte, FL	2.0	2.0	1480	$1,975	$1.33	22d	2	0.96mi
23491 Harper Ave Punta Gorda, FL	3.0	2.0	1382	$1,450	$1.05	22d	1	1.04mi

HOA detail

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

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 146 DOM
2. 2026-06-17
   days on market $119,900 Active 145 DOM
3. 2026-06-16
   days on market $119,900 Active 144 DOM
4. 2026-06-15
   days on market $119,900 Active 143 DOM
5. 2026-06-14
   days on market $119,900 Active 141 DOM
6. 2026-06-13
   days on market $119,900 Active 140 DOM
7. 2026-06-10
   days on market $119,900 Active 138 DOM
8. 2026-06-09
   days on market $119,900 Active 137 DOM
9. 2026-06-08
   days on market $119,900 Active 136 DOM
10. 2026-06-05
    days on market $119,900 Active 132 DOM
11. 2026-06-03
    days on market $119,900 Active 131 DOM
12. 2026-06-02
    days on market $119,900 Active 130 DOM
13. 2026-06-01
    days on market $119,900 Active 129 DOM
14. 2026-05-31
    days on market $119,900 Active 128 DOM
15. 2026-05-30
    days on market $119,900 Active 127 DOM
16. 2026-01-23
    listed $119,900 Active
17. 2023-03-02
    historical
18. 2023-01-11
    listed $199,000 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 9/10 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: $23,379
• − Mortgage interest: −$6,716
• − Property taxes: −$1,816
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$3,000
• − Depreciation: −$3,488
• Taxable loss: −$1,100
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $654/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
• 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

-39.7% since first listed

3 events — show timeline

• 2026-01-23 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Listed $199,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,816 · -0.9% YoY. Source: county tax records.