175 Kings Hwy #635 · Punta Gorda, FL 33983

$79,900

2 bd · 2.0 ba · 1,153 sqft · Condo · 190 Days on market

Built 1988 Good condition $69/sqft · 55% below area $800/mo HOA · 44% of rent ↓ 8% since listing

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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 +19.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

FURNISHED 2-bedroom, 2 bath condo located in the desirable New Port community. Click on the Virtual Tour Link 1 for the video and Virtual Tour Link 2 for the immersive 3D walkthrough. Whether you're searching for a full-time residence or a peaceful seasonal retreat, this inviting condo offers the perfect blend of comfort, convenience, and tranquility. The kitchen is fully equipped with all appliances, a convenient breakfast bar, and flows seamlessly into the combined living and dining area—ideal for both everyday living and entertaining.

Key facts

• Pickleball courts
• Walk-in closet
• Tennis courts

Tags

• SCREENED IN LANAI
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• HEATED POOL
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.5% in Punta Gorda — 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 76/100 on livability (#225 in FL, #3,567 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B; Watch: cost of living D+, amenities D-, 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Punta Gorda Middle School (math 54% / reading 52%, grade C+, #209 of 571 statewide, top 37%, 1,120 students, 41% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL).
• Market conditions: Rents soft (-2.6%/yr); 674 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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 $552 of loan paydown is wiped out by about $2k 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 190 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 44% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% 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 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.28% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 3.7

CMA / ARV

• ARV (median comp): $176,387
• List price: $79,900
• Delta: -54.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Kings Hwy #437	0.24mi	2/2.0	1,153 (0%)	1mo	$90,000	$78	88
175 Kings Hwy #226	0.24mi	2/2.0	1,153 (0%)	2mo	$102,000	$88	87
11644 SW Egret Cir #902	0.72mi	2/2.0	1,150 (-0%)	1mo	$155,000	$135	65
1000 Kings Hwy #287	1.23mi	2/2.0	1,120 (-3%)	1mo	$165,000	$147	59
1000 Kings Hwy #104	1.22mi	2/2.0	1,188 (+3%)	1mo	$130,000	$109	59
12274 SW Egret Cir #3208	0.88mi	2/2.0	1,064 (-8%)	2mo	$145,000	$136	51
23269 Billings Ave	1.43mi	2/2.0	984 (-15%)	1mo	$217,000	$221	40
1617 Britannia Blvd	1.45mi	2/2.0	1,382 (+20%)	1mo	$260,000	$188	39
1000 Kings Hwy #279	1.26mi	2/2.0	960 (-17%)	2mo	$110,000	$115	39
11644 SW Egret Cir #701	0.72mi	3/2.0 (+1)	1,348 (+17%)	1mo	$174,000	$129	35
419 Bahia Grande Ave	1.13mi	3/2.0 (+1)	1,410 (+22%)	0mo	$423,000	$300	35
12144 SW Egret Cir #1104	0.79mi	3/2.0 (+1)	1,360 (+18%)	1mo	$220,000	$162	34

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: -28.9%
• Equity multiple: 0.10×
• Total profit: $-20,105
• Equity at exit: $11,913

10-year hold

• IRR: —
• Equity multiple: -0.74×
• Total profit: $-38,830
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Median asking: $142,500 ($119/sqft)
• Median days on market: 164 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +28.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 674
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$800
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-38

Break-even live

Break-even rent $1,870

Max offer price $74,416

Occupancy floor 97%

Sensitivity live

Price	-10% $17	-5% $-10	+0% $-38	+5% $-66	+10% $-93
Rent	-10% $-182	-5% $-110	+0% $-38	+5% $34	+10% $106
Rate	-1.0pp $2	-0.5pp $-18	base $-38	+0.5pp $-59	+1.0pp $-80

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	116d	1	0.11mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	116d	3	0.15mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,773	$2.05	0d	36	0.55mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	109d	1	0.61mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,719	$1.46	0d	21	0.71mi
11644 SW Egret Cir Unit Reservation spot 2 Lake Suzy, FL	2.0	2.0	1150	$3,550	$3.09	6d	1	0.74mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	116d	1	0.77mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	116d	4	0.82mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	6d	2	0.82mi
12538 SW Kingsway Cir Lake Suzy, FL	2.0	2.0	871	$1,725	$1.98	116d	2	0.85mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,838	$1.86	0d	19	0.93mi
25050 Sandhill Blvd Punta Gorda, FL	2.0	2.0	880	$1,550	$1.76	6d	2	0.93mi
367 Mendoza St Punta Gorda, FL	3.0	2.0	1445	$2,000	$1.38	5d	1	0.94mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	116d	2	0.98mi
24484 Zephyr Ct Punta Gorda, FL	3.0	2.0	1297	$1,725	$1.33	6d	1	1.22mi
24501 Zephyr Ct Port Charlotte, FL	3.0	2.0	1250	$1,595	$1.28	6d	1	1.26mi
23245 Lehigh Ave Port Charlotte, FL	3.0	2.0	1389	$1,775	$1.28	6d	1	1.44mi
1200 Loveland Blvd Port Charlotte, FL	1.0–3.0	1.0–2.0	1151	$2,040	$1.77	0d	208	1.47mi

Property features AI

Finance

• Financial info: Total monthly fees $800; total annual fees $9,600
• HOA & community: HOA managed by Larura - Gateway ManagementMonthly association fee of $800 (includes common area taxes, pool, grounds maintenance, management)Community amenities: clubhouse, pool, tennis courts, shuffleboard courtAssociation approval requiredPets allowed (cats and dogs) with size/number limits; max pet weight 25 lbs

Exterior

• Parking: Paved access/road
• Utilities: Public waterPublic sewerElectricity connectedCable availableBroadband/high-speed internet available
• Home design: Residential condominiumOne levelSecond floor unitFaces south
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt as part of building 6
• Exterior features: Rear screened porchExterior lightingSliding doorsLandscaped groundsPaved areas

Interior

• Kitchen: Convection ovenRangeMicrowaveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansElevator in buildingOpen floor planThermostatVaulted ceilingsWalk-in closetsWindow treatments (blinds & shades)
• Laundry & utility: Washer and dryer includedLaundry located inside in a laundry closet

HOA detail $800/mo · $9,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $79,900 Active 190 DOM
2. 2026-09-22
   days on market $79,900 Active 189 DOM
3. 2026-09-21
   days on market $79,900 Active 188 DOM
4. 2026-09-20
   days on market $79,900 Active 187 DOM
5. 2026-09-19
   days on market $79,900 Active 186 DOM
6. 2026-09-17
   days on market $79,900 Active 184 DOM
7. 2026-09-16
   days on market $79,900 Active 183 DOM
8. 2026-09-15
   days on market $79,900 Active 182 DOM
9. 2026-09-14
   days on market $79,900 Active 181 DOM
10. 2026-09-13
    days on market $79,900 Active 180 DOM
11. 2026-09-12
    days on market $79,900 Active 179 DOM
12. 2026-09-11
    days on market $79,900 Active 178 DOM
13. 2026-09-05
    days on market $79,900 Active 172 DOM
14. 2026-09-04
    days on market $79,900 Active 171 DOM
15. 2026-09-03
    days on market $79,900 Active 170 DOM
16. 2026-08-31
    days on market $79,900 Active 167 DOM
17. 2026-08-30
    days on market $79,900 Active 166 DOM
18. 2026-08-29
    days on market $79,900 Active 165 DOM
19. 2026-08-28
    price $79,900 Active 164 DOM
20. 2026-08-28
    days on market $89,900 Active 164 DOM
21. 2026-08-27
    days on market $89,900 Active 163 DOM
22. 2026-08-26
    days on market $89,900 Active 162 DOM
23. 2026-08-25
    days on market $89,900 Active 161 DOM
24. 2026-08-23
    days on market $89,900 Active 159 DOM
25. 2026-08-22
    days on market $89,900 Active 158 DOM
26. 2026-08-21
    days on market $89,900 Active 157 DOM
27. 2026-08-20
    days on market $89,900 Active 156 DOM
28. 2026-08-19
    days on market $89,900 Active 155 DOM
29. 2026-08-18
    days on market $89,900 Active 154 DOM
30. 2026-08-17
    days on market $89,900 Active 153 DOM
31. 2026-08-16
    days on market $89,900 Active 152 DOM
32. 2026-08-15
    days on market $89,900 Active 151 DOM
33. 2026-08-14
    days on market $89,900 Active 150 DOM
34. 2026-08-13
    days on market $89,900 Active 149 DOM
35. 2026-08-12
    days on market $89,900 Active 148 DOM
36. 2026-08-11
    days on market $89,900 Active 147 DOM
37. 2026-08-10
    days on market $89,900 Active 146 DOM
38. 2026-08-09
    days on market $89,900 Active 145 DOM
39. 2026-08-08
    days on market $89,900 Active 144 DOM
40. 2026-08-07
    days on market $89,900 Active 143 DOM
41. 2026-08-06
    days on market $89,900 Active 142 DOM
42. 2026-08-05
    days on market $89,900 Active 141 DOM
43. 2026-08-04
    days on market $89,900 Active 140 DOM
44. 2026-08-03
    days on market $89,900 Active 139 DOM
45. 2026-08-01
    days on market $89,900 Active 136 DOM
46. 2026-07-29
    days on market $89,900 Active 134 DOM
47. 2026-07-27
    days on market $89,900 Active 132 DOM
48. 2026-07-25
    days on market $89,900 Active 130 DOM
49. 2026-07-24
    days on market $89,900 Active 129 DOM
50. 2026-07-23
    days on market $89,900 Active 128 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $21,866
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,902
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$9,600
• − Depreciation: −$2,324
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $-183/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,765–$17,295 screening

This 2-bedroom, 2-bath condo in New Port is in good condition with minimal repairs needed. Fresh paint and updated towels would significantly enhance its appeal and value.

Value-add opportunities

• Both Paint fresh coat — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace towels — Fresh towels improve guest experience and cleanliness perception. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Deep Creek Elementary School B+ FL #492/2,144 Nat'l #4,921/41,679 Middle Punta Gorda Middle School C+ FL #209/571 Nat'l #2,873/14,009 High Port Charlotte High School F FL #434/667 Nat'l #10,882/17,239

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

B Composite livability gradescore 76/100

Livability — Punta Gorda

• Score: 76/100
• State rank: #225
• US rank: #3567

Category grades

Amenities D- Commute F Cost of living D+ Crime A+ Employment B- Housing B Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 198,646 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Total monthly fees $800; total annual fees $9,600
• HOA & community: HOA managed by Larura - Gateway ManagementMonthly association fee of $800 (includes common area taxes, pool, grounds maintenance, management)Community amenities: clubhouse, pool, tennis courts, shuffleboard courtAssociation approval requiredPets allowed (cats and dogs) with size/number limits; max pet weight 25 lbs

Exterior

• Parking: Paved access/road
• Utilities: Public waterPublic sewerElectricity connectedCable availableBroadband/high-speed internet available
• Home design: Residential condominiumOne levelSecond floor unitFaces south
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt as part of building 6
• Exterior features: Rear screened porchExterior lightingSliding doorsLandscaped groundsPaved areas

Interior

• Kitchen: Convection ovenRangeMicrowaveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansElevator in buildingOpen floor planThermostatVaulted ceilingsWalk-in closetsWindow treatments (blinds & shades)
• Laundry & utility: Washer and dryer includedLaundry located inside in a laundry closet

Price history

-8.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $108,000 Stellar MLS as Distributed by MLS Grid