1000 Kings Hwy #133 · Port Charlotte, FL 33980

$160,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 172 Days on market

Built 2005 1,869 sqft lot Est $146k · 9% over $320/mo HOA · 16% of rent

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Why this score? — see what drove the D+ 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 +20.0/30.0
• 1% rule +7.3/10.0
• DSCR +6.3/10.0
• Schools +4.6/10.0
• ARV discount +3.2/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller " Port Charlotte Village was Voted #1 Manufactured home Community in Charlotte County for 2024". * * NOT IN FLOOD ZONE * * Welcome to this delightful 2-bedroom, 2-bathroom home, ideally situated in a serene 55+ community with an exceptionally low HOA that includes water, sewer, internet, cable, lawn care, dog run, fishing, pool, recreational facilities, pool hall, card room , library, bocce, shuffle board, ,manager, reserves, and so much more. This charming residence is designed to give both comfort and convenience, providing an ideal space for enjoying Florida's relaxed lifestyle. Outside, the oversized insulated carport offers plenty of space for parking, whi

Key facts

• Large attached shed
• Not in flood zone
• Newly installed roof

Tags

• NOT IN FLOOD ZONE
• OVERSIZED COVERED CARPORT
• LARGE ATTACHED SHED
• NEWLY INSTALLED ROOF
• GENEROUSLY SIZED KITCHEN
• LARGE WALK-IN CLOSETS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $320 (total annual fees $3,840); Association fee includes cable TV, pool, internet, maintenance (structure & grounds), management, private road, recreational facilities, sewer, trash, water, escrow reserves
• HOA & community: Has HOA (monthly fee: $320); Association amenities: cable TV, clubhouse, maintenance, pool, recreational facilities, shuffleboard court, storage, wheelchair access; Association approval required; Buyer approval required; Senior community; Pets allowed with limits (max pet weight: 25 lbs)

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; Fiber optics; BB/HS internet available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces north; Residential property in MHP zoning; Located on a cul-de-sac
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a modular/manufactured structure
• Exterior features: Lighting; Rain gutters; Shed(s); Storage

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Walk-in closet(s); Window treatments; Blinds; Double-pane windows; Shutters; Storage room(s)
• Laundry & utility: Washer; Dryer; Laundry in kitchen; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 19 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 172 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $160k implies a 202% gain — meaningful room to come down on a strong offer.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.23% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $146,124
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #373	0.30mi	2/2.0	1,248 (+5%)	2mo	$170,000	$136	76
1000 Kings Hwy #472	0.13mi	2/2.0	1,100 (-7%)	7mo	$135,000	$123	76
1000 Kings Hwy #389	0.21mi	2/2.0	1,269 (+7%)	10mo	$150,000	$118	71
1000 Kings Hwy #432	0.19mi	2/2.0	1,056 (-11%)	4mo	$164,500	$156	70
1000 Kings Hwy #181	0.07mi	2/2.0	1,344 (+13%)	9mo	$145,000	$108	68

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: -12.2%
• Equity multiple: 0.58×
• Total profit: $-19,025
• Equity at exit: $23,857

10-year hold

• IRR: -9.5%
• Equity multiple: 0.51×
• Total profit: $-22,009
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$67
• HOA: −$320
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $196

Break-even live

Break-even rent $1,717

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	21d	1	0.42mi
1670 Royal Ct Punta Gorda, FL	2.0	2.0	1393	$2,400	$1.72	21d	1	0.43mi
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	13d	276	0.47mi
1717 Sunderland Dr Punta Gorda, FL	2.0	2.0	1402	$2,800	$2.00	21d	1	0.50mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	13d	28	0.51mi
24401 Manchester Trl Punta Gorda, FL	2.0	2.0	1382	$2,000	$1.45	21d	1	0.59mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	21d	2	0.66mi
24472 Manchester Trl Punta Gorda, FL	2.0	2.0	1373	$1,900	$1.38	21d	1	0.75mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	21d	2	0.76mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	21d	1	0.77mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	13d	42	0.80mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	13d	26	0.85mi
1471 Capricorn Blvd Unit A Punta Gorda, FL	3.0	2.0	1450	$1,900	$1.31	13d	1	0.87mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	21d	1	0.91mi
175 Kings Hwy Port Charlotte, FL	2.0	2.0	1219	$1,398	$1.15	21d	3	1.07mi
175 Kings Hwy Unit A8 Punta Gorda, FL	2.0	2.0	1228	$1,700	$1.38	21d	1	1.18mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	21d	5	1.19mi
23184 Glory Ave Port Charlotte, FL	2.0	2.0	1370	$2,000	$1.46	21d	1	1.19mi
25230 Campos Dr Punta Gorda, FL	3.0	2.0	1460	$1,750	$1.20	21d	1	1.31mi

HOA detail

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

Listing history 49 events

1. 2026-06-18
   days on market $160,000 Active 172 DOM
2. 2026-06-17
   days on market $160,000 Active 171 DOM
3. 2026-06-16
   days on market $160,000 Active 170 DOM
4. 2026-06-15
   days on market $160,000 Active 169 DOM
5. 2026-06-14
   days on market $160,000 Active 167 DOM
6. 2026-06-13
   days on market $160,000 Active 166 DOM
7. 2026-06-10
   days on market $160,000 Active 164 DOM
8. 2026-06-09
   days on market $160,000 Active 163 DOM
9. 2026-06-08
   days on market $160,000 Active 162 DOM
10. 2026-06-05
    days on market $160,000 Active 158 DOM
11. 2026-06-03
    days on market $160,000 Active 157 DOM
12. 2026-06-02
    days on market $160,000 Active 156 DOM
13. 2026-06-01
    days on market $160,000 Active 155 DOM
14. 2026-05-31
    days on market $160,000 Active 154 DOM
15. 2026-05-30
    days on market $160,000 Active 153 DOM
16. 2026-04-26
    price $160,000
17. 2026-04-11
    price $163,000
18. 2026-04-11
    price $160,000
19. 2026-04-07
    price $168,000
20. 2026-03-30
    price $169,999
21. 2026-03-30
    price $169,999
22. 2026-03-27
    price $172,900
23. 2026-03-26
    price $172,900
24. 2026-03-08
    price $178,500
25. 2026-03-08
    price $178,500
26. 2026-02-14
    price $180,000
27. 2026-02-14
    price $180,000
28. 2025-12-28
    listed $189,000 Active
29. 2025-07-09
    historical
30. 2025-05-17
    price $187,000
31. 2025-05-13
    status Active
32. 2025-04-18
    historical
33. 2025-02-01
    price $199,900
34. 2025-02-01
    price $199,000
35. 2024-10-17
    listed $209,000 Active
36. 2024-09-16
    historical
37. 2024-07-30
    price $212,000
38. 2024-04-25
    price $219,900
39. 2024-04-03
    price $225,000
40. 2024-03-16
    listed $235,000 Active
41. 2015-03-31
    soldstatus $53,000 Sold
42. 2015-03-31
    soldstatus $53,000
43. 2015-03-12
    status Pending
44. 2015-03-01
    price $65,000
45. 2015-01-24
    price $75,000
46. 2015-01-02
    price $81,420
47. 2014-08-30
    listed $84,900 Active
48. 2007-02-26
    listed $144,550
49. 1996-10-17
    soldstatus $47,500

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,569 · $131/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,580
• − Mortgage interest: −$8,962
• − Property taxes: −$1,569
• − Insurance: −$800
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$3,840
• − Depreciation: −$4,655
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,355/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

+236.8% since first listed

34 events — show timeline

• 2026-04-26 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $163,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $169,999 FORTMLS
• 2026-03-30 Price Changed $169,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $172,900 FORTMLS
• 2026-03-26 Price Changed $172,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $178,500 FORTMLS
• 2026-03-08 Price Changed $178,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Price Changed $180,000 FORTMLS
• 2026-02-14 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-28 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-17 Price Changed $187,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-01 Price Changed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-01 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-17 Listed $209,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $212,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-03 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-16 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Sold (Public Records) $53,000 Public Records
• 2015-03-31 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-01 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-24 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-02 Price Changed $81,420 Stellar MLS as Distributed by MLS Grid
• 2014-08-30 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-26 Listed $144,550 Stellar MLS as Distributed by MLS Grid
• 1996-10-17 Sold (Public Records) $47,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,569 · -16.4% YoY. Source: county tax records.