24540 Harborview Rd Unit D3 · Charlotte Harbor, FL 33980

$124,500

2 bd · 2.0 ba · 937 sqft · Condo public records · 29 Days on market

Built 1985 $435/mo HOA · 21% of rent ↓ 47% since listing

---

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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATES GALORE in this adorable fully remodeled condo located in the Birchwood Community of Port Charlotte. Located in the north east corner of the complex, this condo provides tons of privacy surrounded by a large grassy area and beautiful, Florida friendly landscaping. A lovely patio outside the screened lanai has been added for you to enjoy your morning coffee while watching the sunrise. The kitchen has been fully updated and expanded with solid wood cabinets, solid surface counters and stainless steel appliances. A chefs dream!! All windows have been upgraded with insulated impact windows and the entire interior has been updated with fresh paint, new interior doors, new blinds and new washer and dryer. Both baths have lovely new vanities and the master shower has gorgeous decorator tile. The large master features an ensuite bath, a large walk in closet and sliders walking out to the lanai. The great room is open to the kitchen giving this unique condo an open feel that is also great for entertaining. Other improvements include: new roof 2022, new AC 2022, upgraded electrical panel 2022. There's nothing to do here but start enjoying the Florida lifestyle! Located 2 miles from the new Sunseekers resort with 8 new restaurants and 11 lounges opening in 2023. Or take a short ride across the Peace River and enjoy all that downtown Punta Gorda has to offer. This is the one!! Call today for your personal tour!

Key facts

• End unit villa
• Walk in closet
• Spacious patio

Tags

• END UNIT VILLA
• SPACIOUS PATIO
• WOOD CABINETRY
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET

Property features AI

Finance

• Other: Buyer approval required for community; Unfurnished
• Financial info: Total monthly fees $435; total annual fees $5,220; Lease restrictions apply
• HOA & community: Monthly condo fee of $435 (includes pool, common area taxes, insurance, structure and grounds maintenance, management); Association approval required; Association contact: Jerry Kern; Community features include pool, sidewalks, street lights; golf carts allowed; Pets allowed with restrictions (cats and dogs; breed and number limits apply)

Exterior

• Parking: Parking lot access
• Utilities: Public water connected; Public sewer; Electricity connected; Cable available
• Home design: Condominium; Residential property; One story; Entry on first floor; South-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building D3
• Exterior features: Rain gutters; Sidewalk; Sliding doors; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (12.2% below list).
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% 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 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 4 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 38% 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 $861 of loan paydown is wiped out by about $4k 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 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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: flood insurance adds $427/mo; HOA is 21% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $109,313 (12.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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: 1.63% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 5.1

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: -28.0%
• Equity multiple: 0.11×
• Total profit: $-31,068
• Equity at exit: $18,563

10-year hold

• IRR: -76.5%
• Equity multiple: -0.58×
• Total profit: $-54,936
• Equity at exit: $10,764

Cash invested: $34,860 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$435
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-86

Break-even live

Break-even rent $2,143

Max offer price $109,313

Occupancy floor 99%

Sensitivity live

Price	-10% $-15	-5% $-51	+0% $-86	+5% $-121	+10% $-156
Rent	-10% $-247	-5% $-166	+0% $-86	+5% $-6	+10% $75
Rate	-1.0pp $-23	-0.5pp $-54	base $-86	+0.5pp $-118	+1.0pp $-151

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	23d	1	0.16mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	23d	1	0.42mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	23d	1	0.43mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	23d	1	0.45mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: electriclandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-12
   status Pending
2. 2026-04-28
   price $124,500
3. 2026-04-13
   listed $129,000 Active
4. 2026-03-27
   historical
5. 2026-03-03
   price $136,000
6. 2026-01-30
   price $142,000
7. 2026-01-12
   listed $159,500 Active
8. 2023-03-27
   soldstatus $200,000
9. 2023-03-23
   soldstatus $200,000 Closed 1430-char remark

   Show marketing remark (1430 chars)

   UPDATES GALORE in this adorable fully remodeled condo located in the Birchwood Community of Port Charlotte. Located in the north east corner of the complex, this condo provides tons of privacy surrounded by a large grassy area and beautiful, Florida friendly landscaping. A lovely patio outside the screened lanai has been added for you to enjoy your morning coffee while watching the sunrise. The kitchen has been fully updated and expanded with solid wood cabinets, solid surface counters and stainless steel appliances. A chefs dream!! All windows have been upgraded with insulated impact windows and the entire interior has been updated with fresh paint, new interior doors, new blinds and new washer and dryer. Both baths have lovely new vanities and the master shower has gorgeous decorator tile. The large master features an ensuite bath, a large walk in closet and sliders walking out to the lanai. The great room is open to the kitchen giving this unique condo an open feel that is also great for entertaining. Other improvements include: new roof 2022, new AC 2022, upgraded electrical panel 2022. There's nothing to do here but start enjoying the Florida lifestyle! Located 2 miles from the new Sunseekers resort with 8 new restaurants and 11 lounges opening in 2023. Or take a short ride across the Peace River and enjoy all that downtown Punta Gorda has to offer. This is the one!! Call today for your personal tour!

10. 2023-02-02
    status Pending 1430-char remark

    Show marketing remark (1430 chars)

    UPDATES GALORE in this adorable fully remodeled condo located in the Birchwood Community of Port Charlotte. Located in the north east corner of the complex, this condo provides tons of privacy surrounded by a large grassy area and beautiful, Florida friendly landscaping. A lovely patio outside the screened lanai has been added for you to enjoy your morning coffee while watching the sunrise. The kitchen has been fully updated and expanded with solid wood cabinets, solid surface counters and stainless steel appliances. A chefs dream!! All windows have been upgraded with insulated impact windows and the entire interior has been updated with fresh paint, new interior doors, new blinds and new washer and dryer. Both baths have lovely new vanities and the master shower has gorgeous decorator tile. The large master features an ensuite bath, a large walk in closet and sliders walking out to the lanai. The great room is open to the kitchen giving this unique condo an open feel that is also great for entertaining. Other improvements include: new roof 2022, new AC 2022, upgraded electrical panel 2022. There's nothing to do here but start enjoying the Florida lifestyle! Located 2 miles from the new Sunseekers resort with 8 new restaurants and 11 lounges opening in 2023. Or take a short ride across the Peace River and enjoy all that downtown Punta Gorda has to offer. This is the one!! Call today for your personal tour!

11. 2023-01-21
    listed $205,900 Active 1430-char remark

    Show marketing remark (1430 chars)

    UPDATES GALORE in this adorable fully remodeled condo located in the Birchwood Community of Port Charlotte. Located in the north east corner of the complex, this condo provides tons of privacy surrounded by a large grassy area and beautiful, Florida friendly landscaping. A lovely patio outside the screened lanai has been added for you to enjoy your morning coffee while watching the sunrise. The kitchen has been fully updated and expanded with solid wood cabinets, solid surface counters and stainless steel appliances. A chefs dream!! All windows have been upgraded with insulated impact windows and the entire interior has been updated with fresh paint, new interior doors, new blinds and new washer and dryer. Both baths have lovely new vanities and the master shower has gorgeous decorator tile. The large master features an ensuite bath, a large walk in closet and sliders walking out to the lanai. The great room is open to the kitchen giving this unique condo an open feel that is also great for entertaining. Other improvements include: new roof 2022, new AC 2022, upgraded electrical panel 2022. There's nothing to do here but start enjoying the Florida lifestyle! Located 2 miles from the new Sunseekers resort with 8 new restaurants and 11 lounges opening in 2023. Or take a short ride across the Peace River and enjoy all that downtown Punta Gorda has to offer. This is the one!! Call today for your personal tour!

12. 2020-07-29
    soldstatus $91,000 Sold
13. 2020-07-27
    soldstatus $91,000
14. 2020-06-03
    status Pending
15. 2020-04-24
    listed $99,900 Active
16. 2015-08-03
    soldstatus $52,500
17. 2015-07-31
    soldstatus $52,500 Sold
18. 2015-07-10
    status Pending
19. 2015-03-03
    price $56,500
20. 2015-02-27
    price $59,000
21. 2014-11-24
    listed $62,500 Active
22. 2007-04-25
    listed $109,900
23. 2004-08-05
    soldstatus $320,000
24. 1985-12-01
    soldstatus $236,000

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,517 · $126/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,406
• − Mortgage interest: −$6,974
• − Property taxes: −$1,517
• − Insurance: −$5,741
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$5,220
• − Depreciation: −$3,622
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $-414/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 — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• 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

-47.2% since first listed

24 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $124,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $136,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-12 Listed $159,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-27 Sold (Public Records) $200,000 Public Records
• 2023-03-23 Sold (MLS) $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-21 Listed $205,900 Stellar MLS as Distributed by MLS Grid
• 2020-07-29 Sold (MLS) $91,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-27 Sold (Public Records) $91,000 Public Records
• 2020-06-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-24 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-03 Sold (Public Records) $52,500 Public Records
• 2015-07-31 Sold (MLS) $52,500 Stellar MLS as Distributed by MLS Grid
• 2015-07-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-03 Price Changed $56,500 Stellar MLS as Distributed by MLS Grid
• 2015-02-27 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-24 Listed $62,500 Stellar MLS as Distributed by MLS Grid
• 2007-04-25 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2004-08-05 Sold (Public Records) $320,000 Public Records
• 1985-12-01 Sold (Public Records) $236,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,517 · -36.5% YoY. Source: county tax records.