19505 Quesada Ave Unit LL108 · Port Charlotte, FL 33948

$108,000

1 bd · 1.0 ba · 689 sqft · Condo public records · 37 Days on market

Built 1985 $316/mo HOA · 23% 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 +17.7/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Welcome to Oaks IV — a peaceful, oak-canopied condominium community in the heart of Port Charlotte offering relaxed Florida living with resort-style amenities and a beautifully maintained park-like setting. This furnished first-floor 1-bedroom, 1-bath residence is ideally positioned with tranquil brackish canal views, pond views with a lighted fountain, and lush mature landscaping that create a quiet and inviting atmosphere. Inside, you’ll find a bright and recently updated functional floor plan featuring an open living and dining area, updated ceiling fans with remotes, vertical blinds, updated flooring, fresh designer-inspired neutral interior paint, decorative dome-style ceil

Key facts

• Updated ceiling fans
• $316 HOA
• Community pool

Tags

• TRANQUIL BRACKISH CANAL VIEWS
• POND VIEWS WITH FOUNTAIN
• LUSH MATURE LANDSCAPING
• UPDATED CEILING FANS
• CUSTOM BUILT-IN CABINETRY
• CERAMIC TILE FLOORING

Property features AI

Finance

• Other: Furnished; Unit located in building with public records living area of 689 sq ft (building area 899 sq ft)
• Financial info: Total monthly fees $316; total annual fees $3,792; Lease restrictions apply
• HOA & community: HOA required; association approval required; Monthly HOA fee $316 (covers structure maintenance, grounds maintenance, pool, recreational facilities, sewer, trash, water); Association amenities: clubhouse, pool, recreation facilities, shuffleboard court, street lights; On-site property manager; Pets allowed with number and size limits

Exterior

• Parking: Assigned parking; Ground-level parking; Guest parking
• Security: On-site property manager
• Utilities: Public water; Canal/lake available for irrigation (brackish canal); Public sewer; Cable available; Electricity connected
• Home design: Residential condominium; One story; First-floor unit; East-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Building LL108
• Exterior features: Rear screened porch; Sliding doors; Storage; Mature landscaping with trees; Landscaped and paved lot; City limits location; Level lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Ice maker; Exhaust fan; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat; Window treatments; Storm windows; Fire alarm; Smoke detectors
• Laundry & utility: Washer included; Inside laundry; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% 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: 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; 1 comparable units currently listed for rent nearby; 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 $747 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.30% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 6.4

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: -15.3%
• Equity multiple: 0.48×
• Total profit: $-15,859
• Equity at exit: $16,103

10-year hold

• IRR: -15.6%
• Equity multiple: 0.28×
• Total profit: $-21,741
• Equity at exit: $9,338

Cash invested: $30,240 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$45
• HOA: −$316
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $87

Break-even live

Break-even rent $1,289

Max offer price $108,000

Occupancy floor 89%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$1,150	$1.44	13d	8	0.22mi

HOA detail condo

• Monthly dues: $316 · $3,792/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $108,000 Active 37 DOM
2. 2026-06-17
   days on market $108,000 Active 36 DOM
3. 2026-06-16
   days on market $108,000 Active 35 DOM
4. 2026-06-15
   price $108,000 Active 34 DOM
5. 2026-06-15
   days on market $121,900 Active 34 DOM
6. 2026-06-14
   days on market $121,900 Active 32 DOM
7. 2026-06-13
   days on market $121,900 Active 31 DOM
8. 2026-06-10
   days on market $121,900 Active 29 DOM
9. 2026-06-09
   days on market $121,900 Active 28 DOM
10. 2026-06-08
    days on market $121,900 Active 27 DOM
11. 2026-06-07
    days on market $121,900 Active 26 DOM
12. 2026-06-05
    days on market $121,900 Active 23 DOM
13. 2026-06-03
    days on market $121,900 Active 22 DOM
14. 2026-06-02
    pricedays on market $121,900 Active 21 DOM
15. 2026-06-01
    days on market $124,900 Active 20 DOM
16. 2026-05-31
    days on market $124,900 Active 19 DOM
17. 2026-05-30
    days on market $124,900 Active 18 DOM
18. 2026-05-12
    listed $124,900 Active

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,089 · $91/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 6/10 Major FEMA zone X (shaded) · 69% 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: $16,789
• − Mortgage interest: −$6,050
• − Property taxes: −$1,089
• − Insurance: −$540
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − HOA: −$3,792
• − Depreciation: −$3,142
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,169/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

1 event — show timeline

• 2026-05-12 Listed $124,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $1,089 · +2.8% YoY. Source: county tax records.