25275 Rampart Blvd #1607 · Harbour Heights, FL 33983

$134,900

2 bd · 1.0 ba · 886 sqft · Condo public records · 139 Days on market

Built 1986 $275/mo HOA · 16% 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 +20.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Lakeview, turnkey, and beautifully updated this fully furnished 2-bedroom, 2-bath second-floor condo is ready for immediate occupancy. Enjoy stunning lake views from this well-maintained unit featuring a desirable split-bedroom floor plan and tile flooring throughout. The upgraded kitchen offers solid wood cabinetry, quartz countertops, a single-basin sink, stylish backsplash, and brand-new stainless steel appliances. The spacious primary suite includes a walk-in closet and a private en-suite bath. Relax with your morning coffee or unwind in the evening on the enclosed patio, perfectly positioned to take in tranquil lake views. Additional highlights include hurricane shutters, newer A/C (20

Key facts

• Solid wood cabinetry
• Quartz countertops
• Stylish backsplash

Tags

• UPGRADED KITCHEN
• SOLID WOOD CABINETRY
• QUARTZ COUNTERTOPS
• SINGLE-BASIN SINK
• STYLISH BACKSPLASH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Furnished; Third-party listing contact available
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by 1st Choice Condo Management; Monthly condo fee $275 (Quarterly term; $825 quarterly); Association approval required; HOA covers common area taxes, pool, insurance, structure and grounds maintenance, management, pest control, sewer, trash and water; Community clubhouse; Deed restrictions; Sidewalks; Buyer approval required; Pets allowed with size limit (max 25 lb); Total annual fees $3,300

Exterior

• Parking: No truck/RV/motorcycle parking allowed in community
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Condominium; 2 total stories; Unit on 2nd floor; Facing south
• Construction: Block construction; Shingle roof; Slab foundation; Built-in 1600 building number
• Exterior features: Hurricane shutters; Sidewalk; Sliding doors; Lake view; Lake access; Fishing pier

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Solid wood cabinets; Split-bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Harbour Heights — 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 64/100 on livability (#684 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: amenities F, commute F, health & safety D-.
• 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: Deep Creek Elementary School (math 64% / reading 68%, grade B+, #492 of 2,144 statewide, top 23%, 835 students, 47% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 553 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 139 days — a 12% lower offer ($119k) 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.
• Current owner paid $90k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.29% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 6.4

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-14,946
• Equity at exit: $20,114

10-year hold

• IRR: -8.5%
• Equity multiple: 0.56×
• Total profit: $-16,777
• Equity at exit: $11,664

Cash invested: $37,772 (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 33983

• Home prices YoY: -5.1%
• Rents YoY: -2.6%
• Active inventory: 553
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$707
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$56
• HOA: −$275
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $186

Break-even live

Break-even rent $1,510

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $262	-5% $224	+0% $186	+5% $148	+10% $110
Rent	-10% $48	-5% $117	+0% $186	+5% $255	+10% $324
Rate	-1.0pp $254	-0.5pp $220	base $186	+0.5pp $151	+1.0pp $115

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	0.19mi
2060 Willow Hammock Cir Unit D304 Punta Gorda, FL	2.0	2.0	924	$1,600	$1.73	21d	1	0.21mi
2121 Heron Lake Dr #204 Punta Gorda, FL	2.0	2.0	996	$1,500	$1.51	21d	1	0.27mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.47mi
1408 Rio De Janeiro Ave Punta Gorda, FL	2.0–3.0	2.0	1078	$1,575	$1.46	14d	6	0.96mi
1356 Rio de Janeiro Ave #108 Punta Gorda, FL	2.0	2.0	1023	$1,500	$1.47	21d	1	0.96mi
1330 Rio De Janeiro Ave Unit 3 Punta Gorda, FL	2.0	2.0	1017	$1,325	$1.30	21d	1	0.97mi
1350 Rio de Janeiro Ave Unit 6C Punta Gorda, FL	2.0	2.0	1120	$1,499	$1.34	21d	1	0.97mi
26272 Rampart Blvd #107 Punta Gorda, FL	2.0	2.5	1078	$1,800	$1.67	21d	1	0.99mi
1211 Saxony Cir Unit A-1 Punta Gorda, FL	2.0	2.0	1017	$2,900	$2.85	21d	1	1.09mi
26397 Nadir Rd #204 Punta Gorda, FL	2.0	2.0	1105	$2,500	$2.26	21d	1	1.21mi
26201 Explorer Rd Unit 5 Port Charlotte, FL	2.0	1.5	850	$1,350	$1.59	21d	1	1.24mi
1416 San Cristobal Ave #3 Punta Gorda, FL	2.0	2.0	1017	$3,500	$3.44	21d	1	1.28mi
1416 San Cristobal Ave Unit 3 (C) Punta Gorda, FL	2.0	2.0	1017	$3,200	$3.15	21d	1	1.28mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	1.28mi
26172 Explorer Rd Unit 2 Port Charlotte, FL	2.0	2.0	950	$1,450	$1.53	21d	1	1.31mi
26156 Explorer Rd Punta Gorda, FL	2.0–3.0	2.0	1032	$1,450	$1.41	14d	1	1.31mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	1.35mi
26485 Rampart Blvd Punta Gorda, FL	2.0	2.0	884	$1,522	$1.72	21d	2	1.35mi
26461 Explorer Rd Punta Gorda, FL	2.0	2.0	1102	$1,412	$1.28	21d	2	1.42mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $134,900 Active 139 DOM
2. 2026-06-17
   days on market $134,900 Active 138 DOM
3. 2026-06-16
   days on market $134,900 Active 137 DOM
4. 2026-06-15
   days on market $134,900 Active 136 DOM
5. 2026-06-14
   days on market $134,900 Active 134 DOM
6. 2026-06-13
   days on market $134,900 Active 133 DOM
7. 2026-06-10
   days on market $134,900 Active 131 DOM
8. 2026-06-09
   days on market $134,900 Active 130 DOM
9. 2026-06-08
   days on market $134,900 Active 129 DOM
10. 2026-06-05
    days on market $134,900 Active 125 DOM
11. 2026-06-03
    days on market $134,900 Active 124 DOM
12. 2026-06-02
    days on market $134,900 Active 123 DOM
13. 2026-06-01
    days on market $134,900 Active 122 DOM
14. 2026-05-31
    days on market $134,900 Active 121 DOM
15. 2026-05-30
    days on market $134,900 Active 120 DOM
16. 2026-03-17
    price $134,900
17. 2026-01-30
    listed $139,900 Active
18. 2025-11-05
    status Pending
19. 2025-10-15
    price $134,900
20. 2025-08-04
    listed $139,900 Active
21. 2019-12-26
    soldstatus $90,000
22. 1986-04-01
    soldstatus $44,900

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/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 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,947
• − Mortgage interest: −$7,556
• − Property taxes: −$1,853
• − Insurance: −$674
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$3,300
• − Depreciation: −$3,924
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,162/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 — Harbour Heights

• Score: 64/100
• State rank: #684
• US rank: #14202

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• Metro: Punta Gorda, FL
• Population (ZIP): 18,471
• Household income: $71,856
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 342.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Black 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -18.76%
• Current HPI: 346.0116
• Rent YoY: ▼ -2.57%
• 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

+200.4% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-12-26 Sold (Public Records) $90,000 Public Records
• 1986-04-01 Sold (Public Records) $44,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,853 · +3.1% YoY. Source: county tax records.