24437 Harborview Rd #5 · Charlotte Harbor, FL 33980

$105,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 31 Days on market

Built 1972 5,855 sqft lot Est $82k · 29% over $250/mo HOA · 12% 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 +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

UPDATED MOVE IN READY TURNKEY! TONS OF NEW FEATURES! PRICED TO SELL IMMEDIATELY! WATERFRONT LIVING IN A 55+ COMMUNITY DIRECTLY ON THE PICTURESQUE PEACE RIVER! Welcome to your Florida paradise at 24437 Harbor View Rd, Lot 5 in sought-after Mary Lu Park, a resident-owned 55+ community nestled on the North Shore of the picturesque Peace River. This charming, turnkey 2-bedroom, 2-bathroom home is move-in ready, FEATURING RECENT UPGRADES- New Lanai Roof 2025, New windows, Kitchen remodel 2025, new shower in master bath, new REFRIDGERATOR 2025, new patio door, new heavy duty REINFORCED CARPORT 2023 and New Lanai with new roof over 2023, upper and lower back deck with decorative lattice fence, Who

Key facts

• Recent upgrades
• New shower
• New refrigerator

Tags

• RECENT UPGRADES
• NEW LANAI ROOF
• NEW WINDOWS
• KITCHEN REMODEL
• NEW SHOWER
• NEW REFRIGERATOR

Property features AI

Finance

• Other: Turnkey furnished; Total acreage approximately 0 to less than 1/4 acre; Private maintained paved asphalt road access; Water access to bay/harbor, gulf/ocean, and river with private boat ramp and fishing pier
• HOA & community: Monthly HOA fee of $250 (includes grounds maintenance, sewer, trash); Association amenities: clubhouse and shuffleboard court; Senior community; Buyer approval required; Golf carts allowed; Cats allowed

Exterior

• Parking: Covered driveway parking; Guest parking; 2-space carport (ground level)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet available; Water connected; Pier being built (additional water information)
• Home design: Mobile home (double wide); One story; Crawlspace foundation; Faces west
• Construction: Vinyl siding; Roof over
• Exterior features: Covered, enclosed front porch; Patio; Awnings; Rain gutters; Storage shed

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Insulated windows
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (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 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 41% 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 $726 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 31 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 2.07% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.10%
• DSCR: 2.43
• GRM: 4.0

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	0.12mi	2/2.0	1,056 (+10%)	6mo	$90,000	$85	72

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-30
• Equity at exit: $15,656

10-year hold

• IRR: 3.9%
• Equity multiple: 1.22×
• Total profit: $6,608
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $360

Break-even live

Break-even rent $1,716

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $419	-5% $390	+0% $360	+5% $330	+10% $301
Rent	-10% $188	-5% $274	+0% $360	+5% $446	+10% $532
Rate	-1.0pp $413	-0.5pp $387	base $360	+0.5pp $333	+1.0pp $305

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: $26,250
• Closing costs: $3,150
• 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	22d	1	0.30mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	22d	1	0.30mi
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	22d	1	0.34mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	22d	1	0.35mi

HOA detail

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

Listing history 17 events

1. 2026-06-18
   days on market $105,000 Active 31 DOM
2. 2026-06-17
   days on market $105,000 Active 30 DOM
3. 2026-06-16
   days on market $105,000 Active 29 DOM
4. 2026-06-15
   days on market $105,000 Active 28 DOM
5. 2026-06-14
   days on market $105,000 Active 26 DOM
6. 2026-06-13
   days on market $105,000 Active 25 DOM
7. 2026-06-10
   days on market $105,000 Active 23 DOM
8. 2026-06-09
   days on market $105,000 Active 22 DOM
9. 2026-06-08
   days on market $105,000 Active 21 DOM
10. 2026-06-07
    days on market $105,000 Active 20 DOM
11. 2026-06-05
    days on market $105,000 Active 17 DOM
12. 2026-06-03
    pricedays on market $105,000 Active 16 DOM
13. 2026-06-02
    days on market $110,000 Active 15 DOM
14. 2026-06-01
    days on market $110,000 Active 14 DOM
15. 2026-05-31
    days on market $110,000 Active 13 DOM
16. 2026-05-30
    days on market $110,000 Active 12 DOM
17. 2026-05-18
    listed $110,000 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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: $26,061
• − Mortgage interest: −$5,882
• − Property taxes: −$1,017
• − Insurance: −$5,644
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$3,000
• − Depreciation: −$3,055
• Taxable income: $3,295
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,529/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

1 event — show timeline

• 2026-05-18 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.1%/yr

Latest (2025): $1,017 · -22.3% YoY. Source: county tax records.