2100 King Hwy #353 · Port Charlotte, FL 33980

$229,000

2 bd · 2.0 ba · 1,566 sqft · Manufactured public records · 36 Days on market

Built 2005 6,066 sqft lot $426/mo HOA · 19% of rent

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Make a strong first impression with this beautifully upgraded 2005 Jacobsen-built home, offering outstanding curb appeal and thoughtful upgrades throughout. From the moment you arrive, you’ll appreciate the attractive paver driveway, partially screened carport and additional rear driveway, providing plenty of space for parking and convenience. This home is perfect for both everyday living and entertainment, featuring an open-concept floor plan with two bedrooms plus a den/home office. The upgraded kitchen is designed to impress, features a stunning oversized island, custom cabinetry, elegant granite countertops and upgraded appliance package, ma

Key facts

• Upgraded kitchen
• Paver driveway
• Oversized island

Tags

• PAVER DRIVEWAY
• PARTIALLY SCREENED CARPORT
• REAR DRIVEWAY
• OPEN-CONCEPT FLOOR PLAN
• UPGRADED KITCHEN
• OVERSIZED ISLAND

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total monthly fees $426; Total annual fees $5,112; Lease restrictions apply
• HOA & community: Monthly HOA fee of $395; Association requires approval; Association amenities: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, golf, gated community, street lights, community mailbox, recreation facilities; Association fee includes: pool, internet, maintenance of grounds, management, private road, recreational facilities, security, escrow reserves fund; Buyer approval required; Golf carts allowed; Pets allowed (cats OK, limits apply); Senior community

Exterior

• Parking: Covered driveway; 2-space carport
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Underground utilities; Sewer connected; Sprinkler recycled
• Home design: Manufactured double-wide home; One story; Faces south; Crawlspace foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered, enclosed and screened side porch; French doors; Storage shed; Near golf course; Paved private-maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Eat-in kitchen; High ceilings; Open floor plan; Stone counters; Thermostat
• Laundry & utility: Washer; Dryer; Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (2.0% below list).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% 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: 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% 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 51% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 13 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $229k implies a 718% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 8.5

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-44,655
• Equity at exit: $34,145

10-year hold

• IRR: -24.3%
• Equity multiple: -0.02×
• Total profit: $-65,108
• Equity at exit: $19,800

Cash invested: $64,120 (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 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$95
• HOA: −$426
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-18

Break-even live

Break-even rent $2,268

Max offer price $225,868

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $47	+0% $-18	+5% $-83	+10% $-147
Rent	-10% $-195	-5% $-106	+0% $-18	+5% $71	+10% $160
Rate	-1.0pp $98	-0.5pp $41	base $-18	+0.5pp $-77	+1.0pp $-137

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1867 Nottingham Trl Punta Gorda, FL	3.0	2.0	1646	$2,000	$1.22	23d	1	0.43mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	23d	1	0.46mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	23d	1	0.48mi
1829 Knights Bridge Trl Punta Gorda, FL	2.0	2.0	1509	$2,000	$1.33	23d	1	0.56mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	23d	1	0.56mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	23d	1	0.60mi
24312 Westgate Blvd Punta Gorda, FL	3.0	2.0	2044	$4,500	$2.20	23d	1	0.66mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	0.70mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	15d	276	0.99mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	23d	1	0.99mi
25442 Rampart Blvd Punta Gorda, FL	3.0	2.0	2032	$2,800	$1.38	23d	1	1.23mi
24145 Green Heron Dr Port Charlotte, FL	2.0	2.0	1512	$1,900	$1.26	23d	1	1.27mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	15d	28	1.43mi

HOA detail

• Monthly dues: $426 · $5,112/yr

Listing history 4 events

1. 2026-05-24
   status Pending
2. 2026-04-29
   price $229,000
3. 2026-04-18
   listed $249,000 Active
4. 2003-11-01
   soldstatus $28,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$1,071/yr (+$89/mo · 129.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $26,943
• − Mortgage interest: −$12,828
• − Property taxes: −$830
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$5,112
• − Depreciation: −$6,662
• Taxable loss: −$3,944
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $734/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

+717.9% since first listed

4 events — show timeline

• 2026-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2003-11-01 Sold (Public Records) $28,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $830 · -13.9% YoY. Source: county tax records.