2100 Kings Hwy #744 · Port Charlotte, FL 33980

$170,000

2 bd · 2.0 ba · 1,167 sqft · Manufactured public records · 54 Days on market

Built 1987 4,042 sqft lot Est $173k · at est. $408/mo HOA · 21% 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 +12.8/30.0
• ARV discount +8.2/15.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 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

Your opportunity to have an affordable home in Maple Leaf Golf & Country Club. This home has been lovingly maintained and cared for and hurricane Ian took that away from the owner. Home will need a new roof (but has a tarp) and has damage in the right half of the house in the ceiling and walls. This home has a great floorplan with a split plan layout. With 1167 square feet of living space including 2 bedrooms and 2 full baths there is room to roam. You'll also enjoy spending time on the large covered/enclosed lanai at the rear of the house. The owner also added a small screened porch area just outside the lanai with brick pavers. The driveway/carport has brick pavers as well as two sheds. At this price this one will be easy to make your own. House is being sold "AS-IS" with right to inspect. Home price includes a $40,000 membership certificate. Maple Leaf is a gated golf course community that features an award winning 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, 4heated swimming pools, 2 hot tubs, 2 saunas, fitness center, woodworkers shop, 75+ clubs/activities, 2 pickleball courts with two more on the way, restaurants, a tiki bar and more. It's true what they say, "It's all about the lifestyle in Maple Leaf". One indoor cat only allowed in this location, no dogs.

Key facts

• New kitchen cabinets
• Shingle roof
• Brick paver driveway

Tags

• SHINGLE ROOF
• MEMBRANE ROOFOVER ON LANAI
• NEW KITCHEN CABINETS
• BRICK PAVER DRIVEWAY
• TWO SHEDS
• LANAI

Property features AI

Finance

• Other: Buyer approval required for community; Senior community; Pets allowed (cats OK); 24-hour gated community with photo ID and appointment required to enter
• Financial info: Total monthly fees $408; Total annual fees $4,896; Lease restrictions apply; Partially furnished
• HOA & community: Has HOA (monthly fee required); Monthly HOA fee $377; Association requires approval; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, gated access, golf, community restrictions, optional additional fees, community mailbox, private road, management, maintenance of grounds, escrow reserves, fence restrictions

Exterior

• Parking: Covered parking; Carport with 1 space
• Security: Closed circuit camera(s); Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured home (double wide); Jacobsen make; One story; South-facing; Completed condition
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Covered, enclosed rear porch; Hurricane shutters; Heated pool; Shed(s); Irrigation equipment; Cleared lot near golf course; Paved and private lot; Private maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Florida room (additional living space)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Thermostat; Blinds
• Laundry & utility: Washer; Dryer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-16 ($-196/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (1.7% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (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; 15 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 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $89k; list at $170k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $164,900 (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 54 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: 1.17% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $172,716
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Kings Hwy #398	0.00mi	2/2.0	1,084 (-7%)	2mo	$160,000	$148	87
2100 Kings Hwy #650	0.00mi	2/2.0	1,056 (-10%)	3mo	$135,000	$128	82
2100 Kings Hwy #867	0.00mi	2/2.0	1,260 (+8%)	12mo	$195,000	$155	76
2100 Kings Hwy #444	0.00mi	2/2.0	1,008 (-14%)	2mo	$118,000	$117	75
2100 Kings Hwy #478	0.52mi	2/2.0	1,152 (-1%)	3mo	$170,000	$148	71
2100 Kings Hwy #1005	0.56mi	2/2.0	1,302 (+12%)	9mo	$225,000	$173	47
2100 Kings Hwy #803	0.56mi	2/2.0	1,008 (-14%)	12mo	$180,000	$179	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.28×
• Total profit: $-34,120
• Equity at exit: $25,348

10-year hold

• IRR: -29.6%
• Equity multiple: -0.10×
• Total profit: $-52,377
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$891
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$71
• HOA: −$408
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-16

Break-even live

Break-even rent $2,005

Max offer price $167,118

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $32	+0% $-16	+5% $-64	+10% $-113
Rent	-10% $-173	-5% $-95	+0% $-16	+5% $62	+10% $140
Rate	-1.0pp $69	-0.5pp $27	base $-16	+0.5pp $-60	+1.0pp $-105

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	22d	1	0.46mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	22d	1	0.48mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	22d	1	0.56mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	22d	1	0.60mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.69mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	0.70mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	15d	1	0.70mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	0.81mi
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	22d	1	0.99mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	22d	1	1.13mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	22d	1	1.14mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.41mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	15d	28	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.46mi

HOA detail

• Monthly dues: $408 · $4,896/yr
• Likely covers: poolgymsecurity

Listing history 22 events

1. 2026-06-22
   days on market $170,000 Active 54 DOM
2. 2026-06-18
   days on market $170,000 Active 51 DOM
3. 2026-06-17
   days on market $170,000 Active 50 DOM
4. 2026-06-16
   days on market $170,000 Active 49 DOM
5. 2026-06-15
   days on market $170,000 Active 48 DOM
6. 2026-06-14
   days on market $170,000 Active 46 DOM
7. 2026-06-13
   days on market $170,000 Active 45 DOM
8. 2026-06-10
   days on market $170,000 Active 43 DOM
9. 2026-06-09
   days on market $170,000 Active 42 DOM
10. 2026-06-08
    days on market $170,000 Active 41 DOM
11. 2026-06-07
    days on market $170,000 Active 40 DOM
12. 2026-06-05
    days on market $170,000 Active 37 DOM
13. 2026-06-03
    days on market $170,000 Active 36 DOM
14. 2026-06-02
    days on market $170,000 Active 35 DOM
15. 2026-06-01
    days on market $170,000 Active 34 DOM
16. 2026-05-31
    days on market $170,000 Active 33 DOM
17. 2026-05-30
    days on market $170,000 Active 32 DOM
18. 2026-04-28
    listed $170,000 Active
19. 2024-03-29
    listed $199,000 Active
20. 2023-01-27
    soldstatus $89,000 Closed 1367-char remark

    Show marketing remark (1367 chars)

    Your opportunity to have an affordable home in Maple Leaf Golf & Country Club. This home has been lovingly maintained and cared for and hurricane Ian took that away from the owner. Home will need a new roof (but has a tarp) and has damage in the right half of the house in the ceiling and walls. This home has a great floorplan with a split plan layout. With 1167 square feet of living space including 2 bedrooms and 2 full baths there is room to roam. You'll also enjoy spending time on the large covered/enclosed lanai at the rear of the house. The owner also added a small screened porch area just outside the lanai with brick pavers. The driveway/carport has brick pavers as well as two sheds. At this price this one will be easy to make your own. House is being sold "AS-IS" with right to inspect. Home price includes a $40,000 membership certificate. Maple Leaf is a gated golf course community that features an award winning 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, 4heated swimming pools, 2 hot tubs, 2 saunas, fitness center, woodworkers shop, 75+ clubs/activities, 2 pickleball courts with two more on the way, restaurants, a tiki bar and more. It's true what they say, "It's all about the lifestyle in Maple Leaf". One indoor cat only allowed in this location, no dogs.

21. 2022-12-22
    status Pending 1367-char remark

    Show marketing remark (1367 chars)

    Your opportunity to have an affordable home in Maple Leaf Golf & Country Club. This home has been lovingly maintained and cared for and hurricane Ian took that away from the owner. Home will need a new roof (but has a tarp) and has damage in the right half of the house in the ceiling and walls. This home has a great floorplan with a split plan layout. With 1167 square feet of living space including 2 bedrooms and 2 full baths there is room to roam. You'll also enjoy spending time on the large covered/enclosed lanai at the rear of the house. The owner also added a small screened porch area just outside the lanai with brick pavers. The driveway/carport has brick pavers as well as two sheds. At this price this one will be easy to make your own. House is being sold "AS-IS" with right to inspect. Home price includes a $40,000 membership certificate. Maple Leaf is a gated golf course community that features an award winning 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, 4heated swimming pools, 2 hot tubs, 2 saunas, fitness center, woodworkers shop, 75+ clubs/activities, 2 pickleball courts with two more on the way, restaurants, a tiki bar and more. It's true what they say, "It's all about the lifestyle in Maple Leaf". One indoor cat only allowed in this location, no dogs.

22. 2022-12-22
    listed $89,000 Active 1367-char remark

    Show marketing remark (1367 chars)

    Your opportunity to have an affordable home in Maple Leaf Golf & Country Club. This home has been lovingly maintained and cared for and hurricane Ian took that away from the owner. Home will need a new roof (but has a tarp) and has damage in the right half of the house in the ceiling and walls. This home has a great floorplan with a split plan layout. With 1167 square feet of living space including 2 bedrooms and 2 full baths there is room to roam. You'll also enjoy spending time on the large covered/enclosed lanai at the rear of the house. The owner also added a small screened porch area just outside the lanai with brick pavers. The driveway/carport has brick pavers as well as two sheds. At this price this one will be easy to make your own. House is being sold "AS-IS" with right to inspect. Home price includes a $40,000 membership certificate. Maple Leaf is a gated golf course community that features an award winning 18 hole, par 62 golf course, 5 tennis courts, bocce ball, lawn bowling, 2 shuffleboard court centers, 4heated swimming pools, 2 hot tubs, 2 saunas, fitness center, woodworkers shop, 75+ clubs/activities, 2 pickleball courts with two more on the way, restaurants, a tiki bar and more. It's true what they say, "It's all about the lifestyle in Maple Leaf". One indoor cat only allowed in this location, no dogs.

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 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: $23,808
• − Mortgage interest: −$9,523
• − Property taxes: −$2,560
• − Insurance: −$850
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$4,896
• − Depreciation: −$4,945
• Taxable loss: −$2,776
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $470/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

+91.0% since first listed

5 events — show timeline

• 2026-04-28 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-29 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-27 Sold (MLS) $89,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-22 Listed $89,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $2,560 · +0.8% YoY. Source: county tax records.