24437 Harborview Rd #99 · Charlotte Harbor, FL 33980

$98,300

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 34 Days on market

Built 2005 2,977 sqft lot Est $82k · 20% over $250/mo HOA · 11% of rent ↓ 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, peaceful living where your mornings start with coffee under the carport, a gentle breeze coming off the water, and the quiet rhythm of a community designed for relaxation. Tucked inside a charming 55+ waterfront community along the Peace River, this TURNKEY home offers a lifestyle that feels a world away from the everyday rush. Step inside and you’re greeted with a bright, open layout that invites you to settle in right away. The spacious great room becomes the heart of the home, perfect for hosting friends, enjoying a quiet evening, or simply unwinding after a day on the water. The kitchen offers plenty of cabinetry and workspace, making it easy to stay organized whi

Key facts

• Recent updates
• Private ramp
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• PRIVATE RAMP
• DIRECT ACCESS TO PEACE RIVER
• RECENT UPDATES

Property features AI

Finance

• Other: Property type: Residential — Manufactured Home; Body type: Double Wide; Lot approx. 0.07 acres (paved road access); Located in MHP zoning; Other structures: Shed(s)
• Financial info: Total monthly HOA fees $250 (annual $3,000); Lease restrictions apply
• HOA & community: Has HOA (monthly fee $250) — fee required and association approval required; Association covers maintenance of grounds, management, sewer, trash and water; Community clubhouse; Community mailbox; Deed restrictions; Golf carts allowed; Senior community; Cats allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Manufactured double-wide home; Single-story; Faces east; Completed condition
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Exterior lighting; Storage shed

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Split bedroom layout; Walk-in closets
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.

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+, schools F, 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; 4 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).
• This rent runs 42% 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 $680 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 34 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• 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 $95,351 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.25% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.37%
• DSCR: 2.53
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Mary LU Mhp	0.07mi	2/2.0	1,056 (+10%)	6mo	$90,000	$85	75

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,091
• Equity at exit: $14,657

10-year hold

• IRR: 4.8%
• Equity multiple: 1.27×
• Total profit: $7,454
• Equity at exit: $8,499

Cash invested: $27,524 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$515
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $362

Break-even live

Break-even rent $1,755

Max offer price $98,300

Occupancy floor 79%

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: $24,575
• Closing costs: $2,949
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	21d	1	0.31mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	21d	1	0.38mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	21d	1	0.38mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	21d	1	0.42mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-18
   days on market $98,300 Active 34 DOM
2. 2026-06-17
   days on market $98,300 Active 33 DOM
3. 2026-06-16
   days on market $98,300 Active 32 DOM
4. 2026-06-15
   days on market $98,300 Active 31 DOM
5. 2026-06-14
   days on market $98,300 Active 29 DOM
6. 2026-06-13
   days on market $98,300 Active 28 DOM
7. 2026-06-10
   days on market $98,300 Active 26 DOM
8. 2026-06-09
   days on market $98,300 Active 25 DOM
9. 2026-06-08
   days on market $98,300 Active 24 DOM
10. 2026-06-07
    days on market $98,300 Active 23 DOM
11. 2026-06-05
    days on market $98,300 Active 20 DOM
12. 2026-06-03
    days on market $98,300 Active 19 DOM
13. 2026-06-02
    days on market $98,300 Active 18 DOM
14. 2026-06-01
    days on market $98,300 Active 17 DOM
15. 2026-05-31
    days on market $98,300 Active 16 DOM
16. 2026-05-30
    days on market $98,300 Active 15 DOM
17. 2026-05-15
    listed $98,300 Active
18. 2025-08-30
    status Pending
19. 2025-08-30
    historical
20. 2025-08-25
    price $75,000
21. 2025-08-12
    price $79,000
22. 2025-08-01
    price $104,500
23. 2025-07-15
    price $114,950
24. 2025-06-14
    price $119,900
25. 2025-04-16
    price $124,500
26. 2025-01-14
    listed $135,000 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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: $26,551
• − Mortgage interest: −$5,506
• − Property taxes: −$1,839
• − Insurance: −$5,610
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$3,000
• − Depreciation: −$2,860
• Taxable income: $3,488
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,503/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

• Census place: Charlotte Harbor, FL
• 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

-27.2% since first listed

10 events — show timeline

• 2026-05-15 Listed $98,300 Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $104,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $114,950 Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $124,500 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $135,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $1,839 · -0.9% YoY. Source: county tax records.