1999 Kings Hwy Unit 133C · Port Charlotte, FL 33980

$89,000

2 bd · 2.0 ba · 780 sqft · Condo public records · 125 Days on market

Built 1981 $578/mo HOA · 31% of rent

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Why this score? — see what drove the B- 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 +28.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

Key facts

• Tile flooring
• Move in ready
• Fully furnished

Tags

• FULLY FURNISHED
• MOVE IN READY
• TILE FLOORING
• AMPLE CABINET STORAGE
• BREAKFAST BAR
• COMBO WASHER AND DRYER

Property features AI

Finance

• Other: Turnkey furnished; Living area: 780 square feet
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee: $578 (includes pool); Annual HOA fees: $6,936; Association name: Sandhill Pines/Bruce Gibson; Association approval required; Community features: Clubhouse, Pool, Pickleball courts, Shuffleboard courts; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Condominium; Residential; One-level unit on the 3rd floor; Southeast-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building 13
• Exterior features: Exterior lighting; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Window treatments; Elevator access
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 10 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 35% 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 $615 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 125 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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: HOA is 31% 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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: 2.08% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 4.0

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,415
• Equity at exit: $13,270

10-year hold

• IRR: 1.9%
• Equity multiple: 1.10×
• Total profit: $2,550
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$467
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$37
• HOA: −$578
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $284

Break-even live

Break-even rent $1,496

Max offer price $89,000

Occupancy floor 80%

Sensitivity live

Price	-10% $334	-5% $309	+0% $284	+5% $258	+10% $233
Rent	-10% $137	-5% $210	+0% $284	+5% $357	+10% $430
Rate	-1.0pp $328	-0.5pp $306	base $284	+0.5pp $261	+1.0pp $237

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	22d	2	0.04mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	14d	276	0.39mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	14d	28	0.95mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	1.13mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	14d	26	1.31mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	14d	42	1.34mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	1.36mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	1.42mi
1636 Hayworth Rd Port Charlotte, FL	2.0	2.0	884	$1,300	$1.47	22d	1	1.43mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	1.45mi

HOA detail condo

• Monthly dues: $578 · $6,936/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $89,000 Active 125 DOM
2. 2026-06-17
   days on market $89,000 Active 124 DOM
3. 2026-06-16
   days on market $89,000 Active 123 DOM
4. 2026-06-15
   days on market $89,000 Active 122 DOM
5. 2026-06-14
   days on market $89,000 Active 120 DOM
6. 2026-06-13
   days on market $89,000 Active 119 DOM
7. 2026-06-10
   days on market $89,000 Active 117 DOM
8. 2026-06-09
   days on market $89,000 Active 116 DOM
9. 2026-06-08
   days on market $89,000 Active 115 DOM
10. 2026-06-07
    days on market $89,000 Active 114 DOM
11. 2026-06-05
    days on market $89,000 Active 111 DOM
12. 2026-06-03
    days on market $89,000 Active 110 DOM
13. 2026-06-02
    days on market $89,000 Active 109 DOM
14. 2026-06-01
    days on market $89,000 Active 108 DOM
15. 2026-05-31
    days on market $89,000 Active 107 DOM
16. 2026-05-30
    days on market $89,000 Active 106 DOM
17. 2026-02-13
    listed $89,000 Active
18. 2025-03-02
    soldstatus $115,000
19. 2025-02-28
    soldstatus $115,000 Closed 980-char remark

    Show marketing remark (980 chars)

    Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

20. 2025-01-29
    status Pending 980-char remark

    Show marketing remark (980 chars)

    Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

21. 2025-01-23
    price $119,900 980-char remark

    Show marketing remark (980 chars)

    Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

22. 2024-12-06
    price $129,900 980-char remark

    Show marketing remark (980 chars)

    Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

23. 2024-08-05
    listed $139,700 Active 980-char remark

    Show marketing remark (980 chars)

    Welcome to your new home in the heart of beautiful Port Charlotte, Florida! This charming 2-bedroom, 1-bathroom condo combines comfort, convenience, and great amenities. Enjoy the open and inviting main living area, featuring tile flooring. The main bedroom boasts stylish and durable vinyl flooring, creating a cozy and low-maintenance space for relaxation. Step out onto your private balcony and take in the serene views of the pool and tennis courts—a perfect spot for your morning coffee or evening unwind. The well-appointed kitchen includes a convenient breakfast bar, making dining simple and enjoyable. Situated in a fantastic location near shopping, dining, entertainment, and more, this condo provides easy access to everything Port Charlotte has to explore. Don’t miss this incredible opportunity to own a piece of paradise. Whether you’re looking for a primary residence, a vacation getaway, or an investment property, this home checks all the boxes.

24. 2019-08-23
    soldstatus $80,300
25. 2019-08-22
    soldstatus $80,300 Sold 736-char remark

    Show marketing remark (736 chars)

    Sandhill Pines is one of the Charlotte County’s most affordable condominium developments and with low HOA fees these condominiums are always in demand. This 2 bedroom, 1 bath condominium is perfect for a couple looking for a little extra room where the second bedroom can function as a home office. Meticulously maintained with some recent updates to the bathroom, it is in move in condition. Enjoy those early morning cups of coffee from your screened in balcony that overlooks the community and shuffleboard courst or take an early dip in the large community pool. The clubhouse with kitchen is perfect for community get togethers by the pool or to stage a barbeque on the sprawling lawn area under the small courtside pavilion.

26. 2019-07-20
    status Pending 736-char remark

    Show marketing remark (736 chars)

    Sandhill Pines is one of the Charlotte County’s most affordable condominium developments and with low HOA fees these condominiums are always in demand. This 2 bedroom, 1 bath condominium is perfect for a couple looking for a little extra room where the second bedroom can function as a home office. Meticulously maintained with some recent updates to the bathroom, it is in move in condition. Enjoy those early morning cups of coffee from your screened in balcony that overlooks the community and shuffleboard courst or take an early dip in the large community pool. The clubhouse with kitchen is perfect for community get togethers by the pool or to stage a barbeque on the sprawling lawn area under the small courtside pavilion.

27. 2019-07-01
    listed $87,500 Active 736-char remark

    Show marketing remark (736 chars)

    Sandhill Pines is one of the Charlotte County’s most affordable condominium developments and with low HOA fees these condominiums are always in demand. This 2 bedroom, 1 bath condominium is perfect for a couple looking for a little extra room where the second bedroom can function as a home office. Meticulously maintained with some recent updates to the bathroom, it is in move in condition. Enjoy those early morning cups of coffee from your screened in balcony that overlooks the community and shuffleboard courst or take an early dip in the large community pool. The clubhouse with kitchen is perfect for community get togethers by the pool or to stage a barbeque on the sprawling lawn area under the small courtside pavilion.

28. 2015-12-07
    soldstatus $55,000
29. 2011-06-03
    soldstatus $29,000
30. 2010-10-13
    listed $33,900
31. 2008-03-26
    listed $50,000
32. 2005-05-18
    soldstatus $114,500
33. 2005-04-11
    listed $114,450
34. 2004-12-19
    soldstatus $56,500
35. 2004-06-04
    soldstatus $78,200
36. 2004-03-29
    soldstatus $56,500
37. 2003-09-29
    listed $59,900

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,200 · $100/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 4/10 Moderate
• 🌡 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: $22,260
• − Mortgage interest: −$4,985
• − Property taxes: −$1,200
• − Insurance: −$445
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$6,936
• − Depreciation: −$2,589
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $2,794/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

+48.6% since first listed

21 events — show timeline

• 2026-02-13 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-02 Sold (Public Records) $115,000 Public Records
• 2025-02-28 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-23 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Listed $139,700 Stellar MLS as Distributed by MLS Grid
• 2019-08-23 Sold (Public Records) $80,300 Public Records
• 2019-08-22 Sold (MLS) $80,300 Stellar MLS as Distributed by MLS Grid
• 2019-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-07-01 Listed $87,500 Stellar MLS as Distributed by MLS Grid
• 2015-12-07 Sold (Public Records) $55,000 Public Records
• 2011-06-03 Sold (MLS) $29,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-13 Listed $33,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-26 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-18 Sold (Public Records) $114,500 Public Records
• 2005-04-11 Listed $114,450 Stellar MLS as Distributed by MLS Grid
• 2004-12-19 Sold (MLS) $56,500 Stellar MLS as Distributed by MLS Grid
• 2004-06-04 Sold (Public Records) $78,200 Public Records
• 2004-03-29 Sold (Public Records) $56,500 Public Records
• 2003-09-29 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $1,200 · +105.3% YoY. Source: county tax records.