25225 Rampart Blvd #1207 · Harbour Heights, FL 33983

$147,000

2 bd · 2.0 ba · 886 sqft · Condo public records · 62 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.5/10.0
• 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

Step into the highly desirable Lakeshore community, where residents enjoy a FINANCIALLY SOUND ASSOCIATION, NO SPECIAL ASSESSMENTS, NO MILESTONE INSPECTION ASSESSMENT REQUIREMENTS, and affordable quarterly fees. RECENT COMMUNITY IMPROVEMENTS include a NEW roof, soffits, fascia, gutters, and downspouts, community street lights, new floors in the clubhouse plus pool chairs and a newly installed pool-area fence. This beautifully updated second-floor condo offers gorgeous lake views from the private lanai and soothing cross breezes while you are enjoying your morning coffee or evening cocktails. Truly turnkey and move-in ready, the home features an open floor plan with split bedrooms for added p

Key facts

• $266 HOA
• Community pool
• Built 1984

Property features AI

Finance

• Other: Furnished; Third-party listing; Directions available to property
• Financial info: Total annual fees reported as $3,200; Lease restrictions apply
• HOA & community: Monthly condo fee approximately $267 (quarterly fees reported as $800); Association: Palmer Property Management; Association approval required; Association amenities include clubhouse and pool; Association fees cover pool, escrow reserves, structure maintenance, ground maintenance, recreational facilities, sewer, trash and water; Community features: buyer approval required, community mailbox, deed restrictions, dog park, no truck/RV/motorcycle parking; Pets allowed: cats and dogs

Exterior

• Parking: Community parking (details not provided)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential condominium; One story; Faces west; Unit on second floor
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 1200
• Exterior features: Rear screened porch; Balcony; Hurricane shutters; Outdoor grill; Sliding doors; Gazebo on property; Paved road access; Lakefront with lake view and lake access (50 ft frontage)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Tankless water heater
• Bedrooms: 2 bedrooms (located on second floor)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Window treatments; Blinds; Drapes
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $138k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• 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 22d 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 $1k 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 62 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $147k implies a 110% 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 $138,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 6.9

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-16,651
• Equity at exit: $21,918

10-year hold

• IRR: -8.4%
• Equity multiple: 0.56×
• Total profit: $-18,209
• Equity at exit: $12,710

Cash invested: $41,160 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$771
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$61
• HOA: −$266
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $192

Break-even live

Break-even rent $1,523

Max offer price $147,000

Occupancy floor 84%

Sensitivity live

Price	-10% $275	-5% $233	+0% $192	+5% $150	+10% $108
Rent	-10% $52	-5% $122	+0% $192	+5% $261	+10% $331
Rate	-1.0pp $266	-0.5pp $229	base $192	+0.5pp $153	+1.0pp $115

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: $36,750
• Closing costs: $4,410
• 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	22d	5	0.14mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	0.27mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	0.37mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.39mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	22d	1	0.89mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	22d	1	0.90mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	22d	1	0.90mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	14d	6	0.91mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	22d	1	0.97mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	22d	1	1.00mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	22d	1	1.13mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.15mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	22d	1	1.16mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	22d	1	1.20mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	14d	1	1.20mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.21mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	22d	1	1.24mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	22d	1	1.24mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	22d	2	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	22d	2	1.35mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	1.47mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $147,000 Active 62 DOM
2. 2026-06-17
   days on market $147,000 Active 61 DOM
3. 2026-06-16
   days on market $147,000 Active 60 DOM
4. 2026-06-15
   days on market $147,000 Active 59 DOM
5. 2026-06-14
   days on market $147,000 Active 57 DOM
6. 2026-06-13
   days on market $147,000 Active 56 DOM
7. 2026-06-10
   days on market $147,000 Active 54 DOM
8. 2026-06-09
   days on market $147,000 Active 53 DOM
9. 2026-06-08
   days on market $147,000 Active 52 DOM
10. 2026-06-07
    days on market $147,000 Active 51 DOM
11. 2026-06-05
    days on market $147,000 Active 48 DOM
12. 2026-06-03
    days on market $147,000 Active 47 DOM
13. 2026-06-02
    days on market $147,000 Active 46 DOM
14. 2026-06-01
    days on market $147,000 Active 45 DOM
15. 2026-05-31
    days on market $147,000 Active 44 DOM
16. 2026-05-30
    days on market $147,000 Active 43 DOM
17. 2026-04-17
    listed $147,000 Active
18. 2003-07-01
    soldstatus $70,000
19. 2000-02-14
    soldstatus $43,000
20. 1985-02-01
    soldstatus $46,700

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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: −$8,234
• − Property taxes: −$1,262
• − Insurance: −$735
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,192
• − Depreciation: −$4,276
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,275/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

+214.8% since first listed

4 events — show timeline

• 2026-04-17 Listed $147,000 Stellar MLS as Distributed by MLS Grid
• 2003-07-01 Sold (Public Records) $70,000 Public Records
• 2000-02-14 Sold (Public Records) $43,000 Public Records
• 1985-02-01 Sold (Public Records) $46,700 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,262 · +3.1% YoY. Source: county tax records.