1999 Kings Hwy Unit 23C · Port Charlotte, FL 33980

$123,000

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 456 Days on market

Built 1981 $538/mo HOA · 27% 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 +18.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE. GREAT INVESTMENT! This top floor 2 Bedroom, 2 Bathroom vacation condo overlooks the pool and lagoon. The master bedroom has a walk in closet and door to lanai where you can view the beautiful Florida sunsets. This unit is fitted with hurricane shutters, a security system and has an inside laundry room with washer & dryer. Sandhill Pines is known for its friendly atmosphere and offers a lake for fishing, a private clubhouse, fitness center, large swimming poolas well as tennis/shuffleboard courts. You cannot beat the central location of this unit with only a short drive to downtown Punta Gorda or Port Charlotte mall for shopping, restaurants and entertainment. Several golf courses and community boat ramps are minutes away and Interstate 75 access is nearby making day trips to Fort Myers, Naples or Sarasota very convenient.

Key facts

• Community pool
• Screened balcony
• Tennis courts

Tags

• NEW GRANITE COUNTER TOPS
• BREAKFAST BAR
• SCREENED BALCONY
• WATER VIEW
• TENNIS COURTS
• COMMUNITY POOL

Property features AI

Finance

• Other: Zoned PD
• Financial info: Total monthly fees $538; total annual fees $6,456
• HOA & community: Has HOA; monthly condo/association fees $538; Association amenities: clubhouse, fitness center, pool, shuffleboard court, tennis courts, elevator(s), wheelchair access; Community features: clubhouse, fitness center, pool, racquetball, sidewalks, tennis courts, wheelchair access; Senior community; Pets allowed with limits (max weight 65 lbs)

Exterior

• Parking: Ground-level open guest parking
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; Residential property; Located on 3rd floor; Faces north; One-level unit within a 3-story building; Building/Unit #23C
• Construction: Block construction; Membrane, metal, shingle and other roof materials; Block foundation; Built with building name/number: #23C
• Exterior features: Enclosed, screened rear porch; Sliding doors; Hurricane shutters; Private mailbox; Community tennis courts; Gunite in-ground private pool; Public paved asphalt road access; Public maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo; Window treatments; Blinds and shutters; Building elevator
• Laundry & utility: In-unit washer and dryer; Electric water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $123k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools D+, employment D, amenities 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 falling (-4.0%/yr); 600 active listings in the ZIP; 19 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).
• 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 $850 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 456 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask is 6050% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $123k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: 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 $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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 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: 1.59% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 5.2

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: -15.8%
• Equity multiple: 0.46×
• Total profit: $-18,540
• Equity at exit: $18,340

10-year hold

• IRR: -20.0%
• Equity multiple: 0.19×
• Total profit: $-28,059
• Equity at exit: $10,635

Cash invested: $34,440 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$645
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$51
• HOA: −$538
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $106

Break-even live

Break-even rent $1,825

Max offer price $123,000

Occupancy floor 90%

Sensitivity live

Price	-10% $175	-5% $141	+0% $106	+5% $71	+10% $36
Rent	-10% $-49	-5% $28	+0% $106	+5% $183	+10% $261
Rate	-1.0pp $168	-0.5pp $137	base $106	+0.5pp $74	+1.0pp $42

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.05mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	0.32mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.59mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.70mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.75mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.88mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	0.88mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	0.90mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	0.97mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	14d	1	1.11mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	1.14mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	14d	26	1.24mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	14d	42	1.28mi
1195 Desmond St Port Charlotte, FL	3.0	2.0	1388	$1,716	$1.24	21d	1	1.32mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.37mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.38mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.40mi
2421 Ivanhoe St Port Charlotte, FL	2.0	2.0	1396	$3,300	$2.36	14d	1	1.43mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	21d	1	1.44mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $123,000 Active 456 DOM
2. 2026-06-17
   days on market $123,000 Active 455 DOM
3. 2026-06-16
   days on market $123,000 Active 454 DOM
4. 2026-06-15
   days on market $123,000 Active 453 DOM
5. 2026-06-14
   days on market $123,000 Active 451 DOM
6. 2026-06-13
   days on market $123,000 Active 450 DOM
7. 2026-06-10
   days on market $123,000 Active 448 DOM
8. 2026-06-09
   days on market $123,000 Active 447 DOM
9. 2026-06-08
   pricedays on market $123,000 Active 446 DOM
10. 2026-06-05
    days on market $124,000 Active 442 DOM
11. 2026-06-02
    days on market $124,000 Active 440 DOM
12. 2026-06-01
    days on market $124,000 Active 439 DOM
13. 2026-05-31
    days on market $124,000 Active 438 DOM
14. 2026-05-30
    days on market $124,000 Active 437 DOM
15. 2026-05-16
    price $1,350
16. 2026-04-15
    status Active
17. 2026-04-14
    historical
18. 2026-03-20
    price $1,500
19. 2026-03-07
    price $1,600
20. 2026-02-04
    price $1,650
21. 2026-01-22
    price $1,750
22. 2026-01-12
    price $124,000
23. 2026-01-06
    price $1,850
24. 2026-01-05
    price $124,900
25. 2025-12-19
    price $125,500
26. 2025-12-17
    price $126,000
27. 2025-12-13
    price $126,500
28. 2025-12-10
    price $127,000
29. 2025-12-09
    price $127,400
30. 2025-12-06
    price $127,900
31. 2025-12-04
    price $128,000
32. 2025-12-03
    price $128,500
33. 2025-11-29
    price $129,000
34. 2025-11-27
    price $1,900
35. 2025-11-26
    price $129,500
36. 2025-11-22
    price $130,000
37. 2025-11-19
    price $130,500
38. 2025-11-18
    price $131,000
39. 2025-11-11
    price $131,500
40. 2025-11-08
    listed $2,000
41. 2025-11-03
    price $131,900
42. 2025-09-13
    status Active
43. 2025-07-15
    price $132,000
44. 2025-07-15
    status Active
45. 2025-07-15
    price $132,000
46. 2025-07-14
    historical
47. 2025-07-14
    historical
48. 2025-07-14
    price $142,000
49. 2025-07-07
    status Active
50. 2025-07-03
    historical

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,512
• − Mortgage interest: −$6,890
• − Property taxes: −$2,494
• − Insurance: −$615
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$6,456
• − Depreciation: −$3,578
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,338/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

-98.0% since first listed

47 events — show timeline

• 2026-05-16 Price Changed $1,350 STELLARMLS
• 2026-04-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $1,500 STELLARMLS
• 2026-03-07 Price Changed $1,600 STELLARMLS
• 2026-02-04 Price Changed $1,650 STELLARMLS
• 2026-01-22 Price Changed $1,750 STELLARMLS
• 2026-01-12 Price Changed $124,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $1,850 STELLARMLS
• 2026-01-05 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $125,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Price Changed $126,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $127,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $127,400 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $127,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $128,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-27 Price Changed $1,900 STELLARMLS
• 2025-11-26 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $130,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $131,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $131,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Listed for Rent $2,000 STELLARMLS
• 2025-11-03 Price Changed $131,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-12 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-15 Price Changed $144,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-13 Listed $144,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-29 Sold (Public Records) $40,000 Public Records
• 2012-02-28 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2011-11-08 Listed $49,500 Stellar MLS as Distributed by MLS Grid
• 2005-02-21 Sold (MLS) $138,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-04 Listed $141,900 Stellar MLS as Distributed by MLS Grid
• 1999-08-04 Sold (Public Records) $39,900 Public Records
• 1981-12-01 Sold (Public Records) $67,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $2,494 · -3.6% YoY. Source: county tax records.