1051 Forrest Nelson Blvd #201 · Port Charlotte, FL 33952

$119,900

2 bd · 2.0 ba · 848 sqft · Condo public records · 43 Days on market

Built 1990 $365/mo HOA · 21% of rent

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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 +18.9/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Furnished Top Floor unit just a stones throw away from the pool. This condo features 2 bedrooms and 2 bathrooms. The primary bedroom features an En Suite bathroom and is on the opposite side from the guest bedroom which makes this great for privacy. Off of the primary bedroom is a lovely balcony to enjoy your morning coffee on. There are a few updates that need to be made but many of them have been done already, including a Newer washer/dryer, Brand New still in the box microwave, Newer Roof and Newer water heater. This condo is netstled among mature trees and a lovely community pool. Shopping, restaurants etc is just a few miles down the road on Cochran Blvd. Make your appointmet today. B

Key facts

• En suite bathroom
• Lovely balcony
• Newer roof

Tags

• TOP FLOOR UNIT
• EN SUITE BATHROOM
• LOVELY BALCONY
• NEWER WASHER DRYER
• NEWER ROOF
• NEWER WATER HEATER

Property features AI

Finance

• Other: Buyer approval required for community membership
• Financial info: Total monthly fees: $365; Total annual fees: $4,380; Unit is furnished
• HOA & community: HOA (Gateway) with monthly fee of $365; HOA covers pool, maintenance (structure and grounds), management, and escrow reserves; Association approval required; Community pool and sidewalks; Pets allowed (cats and dogs), maximum pet weight 25 lbs; Lease restrictions apply

Exterior

• Parking: Assigned parking; Guest parking; Off-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Attached condominium; Two-story building; unit located on the 2nd floor; Northeast-facing
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (building C, unit C-201)
• Exterior features: Screened patio/porch; Hurricane shutters; Sidewalks; Paved road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: 2 bedrooms (one on the second floor)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Split bedroom floor plan; Balcony; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 soft (-1.4%/yr); 707 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($61k/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 $829 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 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.43% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 5.8

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-16,387
• Equity at exit: $17,877

10-year hold

• IRR: -14.6%
• Equity multiple: 0.33×
• Total profit: $-22,521
• Equity at exit: $10,367

Cash invested: $33,572 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$50
• HOA: −$365
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $122

Break-even live

Break-even rent $1,557

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.14mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	0.26mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	13d	8	0.58mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.89mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 43 DOM
2. 2026-06-17
   days on market $119,900 Active 42 DOM
3. 2026-06-16
   days on market $119,900 Active 41 DOM
4. 2026-06-15
   days on market $119,900 Active 40 DOM
5. 2026-06-14
   days on market $119,900 Active 38 DOM
6. 2026-06-13
   days on market $119,900 Active 37 DOM
7. 2026-06-10
   days on market $119,900 Active 35 DOM
8. 2026-06-09
   days on market $119,900 Active 34 DOM
9. 2026-06-08
   days on market $119,900 Active 33 DOM
10. 2026-06-07
    days on market $119,900 Active 32 DOM
11. 2026-06-05
    days on market $119,900 Active 29 DOM
12. 2026-06-03
    days on market $119,900 Active 28 DOM
13. 2026-06-02
    days on market $119,900 Active 27 DOM
14. 2026-06-01
    days on market $119,900 Active 26 DOM
15. 2026-05-31
    days on market $119,900 Active 25 DOM
16. 2026-05-30
    days on market $119,900 Active 24 DOM
17. 2026-05-21
    price $119,900
18. 2026-05-06
    listed $121,900 Active
19. 2006-10-02
    soldstatus $115,000
20. 1993-12-22
    soldstatus $45,700

ⓘ 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: $2,233 · $186/mo
• Projected year-2 tax: $2,233 · $186/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 5/10 Major FEMA zone X (unshaded) · 40% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,538
• − Mortgage interest: −$6,716
• − Property taxes: −$2,233
• − Insurance: −$600
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$4,380
• − Depreciation: −$3,488
• Taxable loss: −$165
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,507/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

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+162.4% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $121,900 Stellar MLS as Distributed by MLS Grid
• 2006-10-02 Sold (Public Records) $115,000 Public Records
• 1993-12-22 Sold (Public Records) $45,700 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,233 · +1.7% YoY. Source: county tax records.