19505 Quesada Ave Unit PP101 · Port Charlotte, FL 33948

$129,900

2 bd · 2.0 ba · 838 sqft · Condo · 40 Days on market

Built 1985 Good condition $347/mo HOA · 16% of rent

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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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This first floor end unit in the quaint Oaks IV community is partially furnished and move-in ready! With laminate flooring throughout the main living area and bedrooms and ceramic tile in the kitchen and baths, this is the perfect place for seasonal or year round living. The kitchen features newer stainless appliances and features a tiled backsplash. The living room and primary bedroom open, with sliders, onto the 11 x 7 tiled lanai with screens plus vinyl windows. This is a split plan affording privacy for the owner and guests. The ensuite primary bedroom features a sink/dressing area and is separated from the walk in shower and commode. The guest bath has a tub/shower combination. There

Key facts

• Laminate flooring
• First floor end unit
• Tiled backsplash

Tags

• FIRST FLOOR END UNIT
• LAMINATE FLOORING
• CERAMIC TILE
• NEWER STAINLESS APPLIANCES
• TILED BACKSPLASH
• TILED LANAI

Property features AI

Finance

• Other: Partially furnished; Third-party listing; Directions available for community access
• Financial info: Total annual fees $4,164; Lease restrictions apply
• HOA & community: Monthly condo/association fee $347 (includes pool, clubhouse, maintenance structure, grounds maintenance, pest control, recreational facilities, sewer, trash, water); Association approval required; Association: Star Hospitality Management/Linda Doherty; Community amenities: clubhouse, pool, association-owned recreation; buyer approval required for association; Pets allowed (cats and dogs) with limits — max pet weight 15 lbs

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Condominium; One level (floor 1); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building PP
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (onestory unit, floor 1)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Split bedroom floorplan; Window treatments; Sliding doors
• Laundry & utility: In-unit laundry (washer/dryer connections; dryer included)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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: Liberty Elementary School (math 56% / reading 56%, grade C+, #832 of 2,144 statewide, top 40%, 622 students, 56% FRL); Murdock Middle School (math 50% / reading 45%, grade C-, #288 of 571 statewide, top 51%, 577 students, 56% FRL); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents soft (-1.6%/yr); 963 active listings in the ZIP; 6 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 42% of the median local income ($63k/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 $898 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 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. 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 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. 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: 1.67% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 5.0

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,223
• Equity at exit: $19,369

10-year hold

• IRR: 4.1%
• Equity multiple: 1.24×
• Total profit: $8,836
• Equity at exit: $11,231

Cash invested: $36,372 (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 33948

• Home prices YoY: -14.9%
• Rents YoY: -1.6%
• Active inventory: 963
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$347
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $407

Break-even live

Break-even rent $1,660

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $497	-5% $452	+0% $407	+5% $362	+10% $317
Rent	-10% $235	-5% $321	+0% $407	+5% $493	+10% $579
Rate	-1.0pp $472	-0.5pp $440	base $407	+0.5pp $373	+1.0pp $339

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	15d	8	0.14mi
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	22d	2	0.25mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	22d	1	0.58mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	22d	1	0.97mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	22d	1	1.36mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	22d	1	1.40mi

HOA detail condo

• Monthly dues: $347 · $4,164/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $129,900 Active 40 DOM
2. 2026-06-18
   days on market $129,900 Active 37 DOM
3. 2026-06-17
   days on market $129,900 Active 36 DOM
4. 2026-06-16
   days on market $129,900 Active 35 DOM
5. 2026-06-15
   days on market $129,900 Active 34 DOM
6. 2026-06-14
   days on market $129,900 Active 32 DOM
7. 2026-06-13
   pricedays on market $129,900 Active 31 DOM
8. 2026-06-10
   days on market $137,000 Active 29 DOM
9. 2026-06-09
   days on market $137,000 Active 28 DOM
10. 2026-06-08
    days on market $137,000 Active 27 DOM
11. 2026-06-07
    days on market $137,000 Active 26 DOM
12. 2026-06-05
    days on market $137,000 Active 23 DOM
13. 2026-06-03
    days on market $137,000 Active 22 DOM
14. 2026-06-02
    days on market $137,000 Active 21 DOM
15. 2026-06-01
    days on market $137,000 Active 20 DOM
16. 2026-05-31
    days on market $137,000 Active 19 DOM
17. 2026-05-30
    days on market $137,000 Active 18 DOM
18. 2026-05-12
    listed $137,000 Active

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,096
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$1,447
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$4,164
• − Depreciation: −$3,779
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,089/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse in The Oaks IV community is in good condition with laminate flooring and stainless steel appliances. It offers a good return on investment with minor cosmetic updates.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Replace window screens — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,696
• Household income: $62,744
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 501.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -55.31%
• Current HPI: 315.0548
• Rent YoY: ▼ -1.63%
• 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

• 2026-05-12 Listed $137,000 Stellar MLS as Distributed by MLS Grid