1000 Kings Hwy #366 · Port Charlotte, FL 33980

$159,300

2 bd · 2.0 ba · 1,100 sqft · Manufactured public records · 35 Days on market

Built 2005 1,785 sqft lot Est $150k · 6% over $320/mo HOA · 17% of rent

---

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 +21.4/30.0
• 1% rule +7.2/10.0
• DSCR +6.8/10.0
• ARV discount +4.6/15.0
• 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

This home is almost totally new after Hurricane Ian in 2022, appliances are newer, home is offered unfurnished. A lift for a wheelchair is already in place and is a fantastic feature! Port Charlotte Village is a 55+ manufactured home community in Port Charlotte. They have a newer pool, well kept appearance and an affordable monthly fee that includes internet and cable. Mrs. Clean lives here, you won't be disappointed when you come and look for yourself!

Key facts

• Wheelchair lift
• Corner unit
• Newer pool

Tags

• WHEELCHAIR LIFT
• NEWER POOL
• CORNER UNIT

Property features AI

Finance

• Other: Association name: Beverly Presson
• Financial info: Total monthly fees $320 (total annual fees $3,840); Association fee includes cable TV, internet, grounds maintenance, pool, sewer, trash, water; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $320) with required association approval; Association amenities: Clubhouse, Park, Pool, Shuffleboard court; Community features: Clubhouse, Dog park, Golf carts allowed, Park, Pool, Tennis courts, Street lights; Senior community; Pets allowed with breed restrictions (max pet weight 25 lbs)

Exterior

• Parking: Driveway; Carport with 1 space
• Security: Smoke detector(s)
• Utilities: Public sewer; Water connected; Electricity connected; Cable available
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Corner lot; Landscaped; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Window treatments; Smoke detector(s)
• Laundry & utility: Inside laundry with washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 23 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 37% 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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,521 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $149,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #472	0.21mi	2/2.0	1,100 (0%)	7mo	$135,000	$123	84
1000 Kings Hwy #432	0.16mi	2/2.0	1,056 (-4%)	4mo	$164,500	$156	83
1000 Kings Hwy #373	0.05mi	2/2.0	1,248 (+14%)	2mo	$170,000	$136	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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-16,311
• Equity at exit: $23,752

10-year hold

• IRR: -6.7%
• Equity multiple: 0.64×
• Total profit: $-16,177
• Equity at exit: $13,773

Cash invested: $44,604 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$835
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$66
• HOA: −$320
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $236

Break-even live

Break-even rent $1,637

Max offer price $159,300

Occupancy floor 83%

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: $39,825
• Closing costs: $4,779
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24484 Zephyr Ct Unit 24484 Punta Gorda, FL	3.0	2.0	1255	$1,695	$1.35	20d	1	0.16mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	20d	1	0.25mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	20d	1	0.30mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	20d	1	0.40mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	20d	1	0.48mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	13d	1	0.55mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	20d	1	0.59mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	20d	2	0.60mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	20d	1	0.64mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.76mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	20d	2	0.81mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.83mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	20d	5	0.87mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	1.04mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	1.13mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	20d	3	1.18mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	20d	1	1.23mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	20d	1	1.24mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	20d	1	1.28mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	20d	1	1.33mi
1196 Rio de Janeiro Ave #206 Punta Gorda, FL	2.0	2.5	1154	$1,325	$1.15	20d	1	1.41mi
1246 Rio De Janeiro Ave Unit E-505 Punta Gorda, FL	2.0	2.5	1154	$1,350	$1.17	20d	1	1.45mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	20d	1	1.48mi

HOA detail

• Monthly dues: $320 · $3,840/yr
• Likely covers: internetcablepool

Listing history 17 events

1. 2026-06-18
   days on market $159,300 Active 35 DOM
2. 2026-06-17
   days on market $159,300 Active 34 DOM
3. 2026-06-16
   days on market $159,300 Active 33 DOM
4. 2026-06-15
   days on market $159,300 Active 32 DOM
5. 2026-06-14
   days on market $159,300 Active 30 DOM
6. 2026-06-13
   days on market $159,300 Active 29 DOM
7. 2026-06-10
   days on market $159,300 Active 27 DOM
8. 2026-06-09
   days on market $159,300 Active 26 DOM
9. 2026-06-08
   days on market $159,300 Active 25 DOM
10. 2026-06-07
    days on market $159,300 Active 24 DOM
11. 2026-06-05
    days on market $159,300 Active 21 DOM
12. 2026-06-03
    days on market $159,300 Active 20 DOM
13. 2026-06-02
    days on market $159,300 Active 19 DOM
14. 2026-06-01
    days on market $159,300 Active 18 DOM
15. 2026-05-31
    days on market $159,300 Active 17 DOM
16. 2026-05-30
    days on market $159,300 Active 16 DOM
17. 2026-05-14
    listed $159,300 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: $860 · $72/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$463/yr (+$39/mo · 53.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $23,231
• − Mortgage interest: −$8,923
• − Property taxes: −$860
• − Insurance: −$796
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$3,840
• − Depreciation: −$4,634
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,721/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

1 event — show timeline

• 2026-05-14 Listed $159,300 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $860 · +3.7% YoY. Source: county tax records.