19505 Quesada Ave Unit O103 · Port Charlotte, FL 33948

$140,000

2 bd · 2.0 ba · 899 sqft · Condo public records · 7 Days on market

Built 1985 $340/mo HOA · 18% 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 +18.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

Key facts

• Tile flooring
• Granite countertops
• Private courtyard

Tags

• TURNKEY FURNISHED CONDO
• ENCLOSED LANAI
• PRIVATE COURTYARD
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $69 ($825/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.5% 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: 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 953 active listings in the ZIP; 9 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 36% 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 $968 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 6.2

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: -17.7%
• Equity multiple: 0.40×
• Total profit: $-23,517
• Equity at exit: $20,874

10-year hold

• IRR: -21.6%
• Equity multiple: 0.11×
• Total profit: $-34,921
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$734
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$340
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $69

Break-even live

Break-even rent $1,796

Max offer price $140,000

Occupancy floor 91%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.10mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.35mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.77mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.17mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.23mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.28mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	21d	1	1.31mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.47mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.48mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   listed $140,000 Active
3. 2022-04-12
   soldstatus $165,000
4. 2019-09-27
   soldstatus $105,900
5. 2018-02-16
   soldstatus $95,000 Sold 610-char remark

   Show marketing remark (610 chars)

   GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

6. 2018-02-16
   soldstatus $95,000

   Show marketing remark (610 chars)

   GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

7. 2018-01-18
   status Pending 610-char remark

   Show marketing remark (610 chars)

   GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

8. 2018-01-13
   status Active 610-char remark

   Show marketing remark (610 chars)

   GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

9. 2018-01-06
   status Pending 610-char remark

   Show marketing remark (610 chars)

   GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

10. 2017-12-20
    listed $99,000 Active 610-char remark

    Show marketing remark (610 chars)

    GROUND FLOOR TURN-KEY CONDO : Beautiful move in condition 2 bedroom 2 bath first floor end unit condo that even has hurricane protection . Newer carpet throughout your living area's and bedrooms. Kitchen features open concept fully applianced with breakfast bar and lots of cabinets. Master bedroom has tub plus shower and the 2nd bath has your walk-in shower. This unit is tastefully decorated and the beautiful furniture comes with it also. Cozy lanai walks out to your private patio which leads you to many of the amenities this community offers. Make a point to see it and you will make it your home !

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $22,596
• − Mortgage interest: −$7,842
• − Property taxes: −$2,638
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$4,080
• − Depreciation: −$4,073
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,101/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

• 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

+41.4% since first listed

10 events — show timeline

• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-12 Sold (Public Records) $165,000 Public Records
• 2019-09-27 Sold (Public Records) $105,900 Public Records
• 2018-02-16 Sold (Public Records) $95,000 Public Records
• 2018-02-16 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2018-01-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-20 Listed $99,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $2,638 · -11.2% YoY. Source: county tax records.