25225 Rampart Blvd #1702 · Harbour Heights, FL 33983

$129,900

2 bd · 2.0 ba · 886 sqft · Condo public records · 51 Days on market

Built 1984 $266/mo HOA · 15% of rent

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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 +25.1/30.0
• 1% rule +8.6/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful First Floor Condo with low HOA's only $800 a quarter and in a X flood zone meaning no flood insurance is needed. This upgraded Condo has Wood cabinets, Granite counters, tile thru out along with totally updated bathrooms with wood cabinets and Granite counters. The appliances were all replaced in 2023, New hot water heater in 2024 and brand new Air condition unit in 2025. It also has a new washer and dryer that have never been used. this open floor plan leads you to your screened Lanai that sits on a 16 acre lake that is perfect for relaxing or have in candlelight dinner. COMBO FOR LOCK BOX IS IN SHOWING TIME

Key facts

• New hot water heater
• Updated bathrooms
• New appliances

Tags

• FIRST FLOOR CONDO
• LOW HOA
• GRANITE COUNTERS
• UPDATED BATHROOMS
• NEW APPLIANCES
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Property is homesteaded; Unfurnished; Zoning: RMF5; Irrigation equipment present
• Financial info: Total annual fees approximately $3,200; Monthly condo fee amount listed as $267; Lease restrictions apply
• HOA & community: HOA managed by Palmer property management; Quarterly association fees (approximately $800 quarterly; $267/month equivalent); Association approval required; Association dues include pool, clubhouse, recreational facilities, management, maintenance (grounds & structure), pest control, insurance, common area taxes and escrow reserves; Community amenities: Clubhouse, community mailbox, dog park, irrigation (reclaimed water), pool; deed restrictions apply; pets allowed with size limit

Exterior

• Parking: Parking lot access (unit located at 1702 in front of the parking lot)
• Utilities: Public sewer; Canal/lake available for irrigation; Cable available; Broadband/high-speed internet available; Electricity connected; Public utilities
• Home design: Condominium; One level; Unit on floor 1; Faces east
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building number 17
• Exterior features: Dog run; Hurricane shutters; Sidewalk; Sliding doors; Lakefront with water access; Fishing pier

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Ceiling fans; Open floorplan with living/dining combo; Split bedroom layout; Solid wood cabinets; Stone countertops; Thermostat
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry located inside in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, 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.
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $130k implies a 78% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.36% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 6.1

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-7,907
• Equity at exit: $19,369

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-2,860
• Equity at exit: $11,231

Cash invested: $36,372 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$681
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$54
• HOA: −$266
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $285

Break-even live

Break-even rent $1,405

Max offer price $129,900

Occupancy floor 79%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	0.14mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	0.27mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	0.37mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.39mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	0.89mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	0.90mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	0.90mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	13d	6	0.91mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	21d	1	0.97mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	1.00mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	1.13mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.15mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.20mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	13d	1	1.20mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.21mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	21d	1	1.24mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	21d	1	1.24mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	21d	2	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	21d	2	1.35mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	1.47mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-07
   statusdays on market $129,900 Pending 51 DOM
2. 2026-06-05
   days on market $129,900 Active 50 DOM
3. 2026-06-03
   days on market $129,900 Active 49 DOM
4. 2026-06-02
   days on market $129,900 Active 48 DOM
5. 2026-06-01
   pricedays on market $129,900 Active 47 DOM
6. 2026-05-31
   days on market $144,900 Active 46 DOM
7. 2026-05-30
   days on market $144,900 Active 45 DOM
8. 2026-04-15
   listed $144,900 Active
9. 2019-05-11
   historical
10. 2019-01-19
    listed $114,900 Active
11. 2016-03-10
    price $73,000
12. 2016-03-01
    soldstatus $73,000 Sold
13. 2016-03-01
    soldstatus $73,000 Sold
14. 2016-03-01
    price $79,900
15. 2016-03-01
    soldstatus $73,000
16. 2016-01-28
    status Pending
17. 2016-01-22
    status Pending With Contingencies
18. 2016-01-19
    historical Active with Contract
19. 2016-01-12
    listed $79,900 Active
20. 2015-12-31
    listed $79,900 Active
21. 2005-05-06
    soldstatus $126,000
22. 2005-04-29
    soldstatus $126,000
23. 2005-03-29
    listed $127,000

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,301 · $108/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,188
• − Mortgage interest: −$7,276
• − Property taxes: −$1,301
• − Insurance: −$650
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,192
• − Depreciation: −$3,779
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,038/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+14.1% since first listed

16 events — show timeline

• 2026-04-15 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2019-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-19 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-10 Price Changed $73,000 FORTMLS
• 2016-03-01 Sold (Public Records) $73,000 Public Records
• 2016-03-01 Price Changed $79,900 FORTMLS
• 2016-03-01 Sold (MLS) $73,000 FORTMLS
• 2016-03-01 Sold (MLS) $73,000 Stellar MLS as Distributed by MLS Grid
• 2016-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-22 Pending — FORTMLS
• 2016-01-19 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-01-12 Listed $79,900 FORTMLS
• 2015-12-31 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-06 Sold (Public Records) $126,000 Public Records
• 2005-04-29 Sold (MLS) $126,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-29 Listed $127,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,301 · +2.7% YoY. Source: county tax records.