175 Kings Hwy Unit 225 (B5) · Port Charlotte, FL 33983

$95,000

2 bd · 2.0 ba · 1,153 sqft · Townhouse · 246 Days on market

Built 1988 1,190 sqft lot Est $118k · 19% under $800/mo HOA · 46% of rent ↓ 44% since listing

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRISTINE CONDITION! Completely remodeled including studs in wall after Hurricane Charlie, finished in 2005. Light & Bright. Here is a LIST provided by the owner: "The upgrades in our unit: * Tiled bathrooms (including tub and shower walls) and hallways * Tiled kitchen with decorative backsplash Stepped & staggered wood cabinets with crown moldings and soft-close drawers * New carpet * Fans w/ lights in bedrooms and kitchen * Corian counters and sinks throughout * Open kitchen plan (we removed one wall to open up the space) * New HW heater and A/C * New kitchen appliances * New washer & dryer". All this, conbined with Resort-style solar-heated pool (is a must see), talking about not just Florida Living at it's BEST! Sunny South West at BEST! The paradise of SUN SETs. * Sorry, No delivery * * Must Be Present To Enjoy * :D. .. Close to I75, Walmart, Dining, Shopping, Houses of worship, Beaches, Boating, GOLF!

Key facts

• Move-in ready
• In-unit laundry room
• Walk-in closet

Tags

• MOVE-IN READY
• ELEVATOR
• FURNISHED
• WALK-IN CLOSET
• WALK-IN SHOWER
• IN-UNIT LAUNDRY ROOM

Property features AI

Finance

• Other: Turnkey furnished
• Financial info: Total monthly fees $800; Total annual fees $9,600; Lease restrictions apply
• HOA & community: Monthly condo fee of $800; Association required with buyer approval; Association covers common area taxes, pool, reserves, insurance, structure maintenance, grounds maintenance, management, pest control, recreational facilities, sewer, trash and water; Community features include clubhouse, pool, tennis courts, street lights, irrigation with reclaimed water, deed restrictions, association recreation owned; Pets allowed (max 35 lbs)

Exterior

• Parking: Assigned parking; Guest parking available
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; BB/HS Internet available; Sprinkler (recycled); Water connected
• Home design: Condominium; Residential property; 3-story building; Unit located on 2nd floor; Faces southwest
• Construction: Block and stucco construction; Shingle roof; Block and slab foundation; Building: NEWPORT 01 PH 06 BLDG 02
• Exterior features: Balcony; Exterior lighting; Sidewalk; Sliding doors; Tennis courts; Community pool

Interior

• Kitchen: Microwave; Range; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Elevator in building; Living room/dining room combo; Solid surface counters; Solid wood cabinets; Thermostat; Window treatments
• Laundry & utility: In-unit washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (14.3% below list).
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $81k (14.3% below list) — sets the bar for cash-flow.

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 soft (-2.6%/yr); 553 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 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 246 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $50k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% 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 $81,433 (14.3% 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 246 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $117,606
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Kings Hwy #516	0.22mi	2/2.0	1,153 (0%)	1mo	$104,000	$90	89
175 Kings Hwy #1136	0.00mi	2/2.0	1,153 (0%)	13mo	$120,000	$104	89
175 Kings Hwy Unit C3	0.10mi	2/2.0	1,153 (0%)	19mo	$198,000	$172	80
175 Kings Hwy #738	0.22mi	2/2.0	1,228 (+6%)	3mo	$125,000	$102	76
175 Kings Hwy #237	0.22mi	2/2.0	1,153 (0%)	19mo	$110,000	$95	74

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: -31.3%
• Equity multiple: 0.03×
• Total profit: $-25,903
• Equity at exit: $14,165

10-year hold

• IRR: -99.4%
• Equity multiple: -0.79×
• Total profit: $-47,679
• Equity at exit: $8,214

Cash invested: $26,600 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$800
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-94

Break-even live

Break-even rent $1,844

Max offer price $81,433

Occupancy floor —

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	21d	3	0.01mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	0.11mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	0.52mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	0.68mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	0.70mi
12235 SW Kingsway Cir Unit C6 Lake Suzy, FL	2.0	2.0	1460	$2,000	$1.37	13d	1	0.74mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.76mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.83mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.86mi
11644 SW Egret Cir Lake Suzy, FL	2.0–3.0	2.0	1249	$2,500	$2.00	21d	4	0.96mi
12538 SW Kingsway Cir Lake Suzy, FL	2.0	2.0	871	$1,725	$1.98	21d	2	1.00mi
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	21d	1	1.07mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	1.38mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	1.43mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	1.44mi

HOA detail

• Monthly dues: $800 · $9,600/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 246 DOM
2. 2026-06-17
   days on market $95,000 Active 245 DOM
3. 2026-06-16
   days on market $95,000 Active 244 DOM
4. 2026-06-15
   days on market $95,000 Active 243 DOM
5. 2026-06-14
   days on market $95,000 Active 241 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $95,000 Active 240 DOM
8. 2026-06-10
   days on market $95,000 Active 238 DOM
9. 2026-06-09
   days on market $95,000 Active 237 DOM
10. 2026-06-08
    days on market $95,000 Active 236 DOM
11. 2026-06-05
    days on market $95,000 Active 232 DOM
12. 2026-06-02
    days on market $95,000 Active 230 DOM
13. 2026-06-01
    pricedays on market $95,000 Active 229 DOM
14. 2026-05-31
    days on market $105,000 Active 228 DOM
15. 2026-05-30
    days on market $105,000 Active 227 DOM
16. 2026-05-05
    price $105,000
17. 2026-02-11
    price $115,000
18. 2026-01-07
    price $125,000
19. 2025-11-01
    price $135,000
20. 2025-10-15
    listed $145,000 Active
21. 2012-04-30
    soldstatus $67,500 977-char remark

    Show marketing remark (977 chars)

    PRISTINE CONDITION! Completely remodeled including studs in wall after Hurricane Charlie, finished in 2005. Light & Bright. Here is a LIST provided by the owner: "The upgrades in our unit: * Tiled bathrooms (including tub and shower walls) and hallways * Tiled kitchen with decorative backsplash Stepped & staggered wood cabinets with crown moldings and soft-close drawers * New carpet * Fans w/ lights in bedrooms and kitchen * Corian counters and sinks throughout * Open kitchen plan (we removed one wall to open up the space) * New HW heater and A/C * New kitchen appliances * New washer & dryer". All this, conbined with Resort-style solar-heated pool (is a must see), talking about not just Florida Living at it's BEST! Sunny South West at BEST! The paradise of SUN SETs. * Sorry, No delivery * * Must Be Present To Enjoy * :D. .. Close to I75, Walmart, Dining, Shopping, Houses of worship, Beaches, Boating, GOLF!

22. 2012-03-19
    listed $74,800 977-char remark

    Show marketing remark (977 chars)

    PRISTINE CONDITION! Completely remodeled including studs in wall after Hurricane Charlie, finished in 2005. Light & Bright. Here is a LIST provided by the owner: "The upgrades in our unit: * Tiled bathrooms (including tub and shower walls) and hallways * Tiled kitchen with decorative backsplash Stepped & staggered wood cabinets with crown moldings and soft-close drawers * New carpet * Fans w/ lights in bedrooms and kitchen * Corian counters and sinks throughout * Open kitchen plan (we removed one wall to open up the space) * New HW heater and A/C * New kitchen appliances * New washer & dryer". All this, conbined with Resort-style solar-heated pool (is a must see), talking about not just Florida Living at it's BEST! Sunny South West at BEST! The paradise of SUN SETs. * Sorry, No delivery * * Must Be Present To Enjoy * :D. .. Close to I75, Walmart, Dining, Shopping, Houses of worship, Beaches, Boating, GOLF!

23. 2007-01-13
    historical
24. 2006-11-10
    listed $169,900
25. 2006-01-20
    listed $189,000

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $20,700
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$9,600
• − Depreciation: −$2,764
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $-598/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): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (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%

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

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

-44.4% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-01 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2012-04-30 Sold (MLS) $67,500 Stellar MLS as Distributed by MLS Grid
• 2012-03-19 Listed $74,800 Stellar MLS as Distributed by MLS Grid
• 2007-01-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-10 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-20 Listed $189,000 Stellar MLS as Distributed by MLS Grid