1000 Kings Hwy #279 · Port Charlotte, FL 33980

$125,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 149 Days on market

Built 1978 $320/mo HOA

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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 +26.4/30.0
• 1% rule +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +9.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained 2-bedroom, 2-bath furnished manufactured home is located in a desirable 55+ co-op community that is not in a flood zone and offers a low HOA fee covering everything except your electric bill. The home features a spacious, open layout with numerous updates, including new vinyl flooring throughout, a roof replaced in 2018, HVAC system from 2017, water heater installed in 2019, updated bathrooms completed in 2016, and kitchen windows replaced in 2021. Florida-style Bimini shutters surround the home, adding both charm and functionality. Inside, you’ll find a very large living room, ideal for entertaining, along with a separate dining area featuring a built-in h

Key facts

• Not in a flood zone
• Hvac system
• Roof replaced

Tags

• FURNISHED MANUFACTURED HOME
• NOT IN A FLOOD ZONE
• LOW HOA FEE
• NEW VINYL FLOORING
• ROOF REPLACED
• HVAC SYSTEM

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total monthly fees listed as $320; total annual fees $3,840
• HOA & community: Monthly HOA fee of $320; Association amenities include clubhouse, pool, recreational facilities, pickleball and shuffleboard courts, dog park, community mailbox, storage, maintenance and management, cable TV, internet, sewer, trash and water, and wheelchair access; Association approval required; Senior community; Pets allowed (cats and dogs, size limit up to 25 lbs); Golf carts permitted

Exterior

• Parking: Covered parking; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces south; Entry level: one
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double wide
• Exterior features: Hurricane shutters; Rain gutters; Shed(s); Mature landscaping with trees; Located on a cul-de-sac; Asphalt road

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Thermostat; Blinds, drapes and shutters; Storage rooms
• Laundry & utility: Outdoor laundry area

🏢 Co-op / cooperative unit. The $125,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Kingsway Elementary School (math 55% / reading 53%, grade C, #936 of 2,144 statewide, top 44%, 596 students, 58% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 9 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 36% 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 $864 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 149 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $125k implies a 172% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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 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: 1.54% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $131,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Kings Hwy #215	0.11mi	3/2.0 (+1)	864 (-10%)	6mo	$150,000	$174	68
1000 Kings Hwy #432	0.40mi	2/2.0	1,056 (+10%)	4mo	$164,500	$156	62
1000 Kings Hwy #472	0.33mi	2/2.0	1,100 (+15%)	7mo	$135,000	$123	54
2100 Kings Hwy #58	0.75mi	2/2.0	912 (-5%)	3mo	$125,000	$137	54
2100 Kings Hwy #591	0.75mi	2/2.0	864 (-10%)	2mo	$105,000	$122	47

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,765
• Equity at exit: $18,638

10-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $1,912
• Equity at exit: $10,808

Cash invested: $35,000 (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: 603
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$52
• HOA: −$320
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $328

Break-even live

Break-even rent $1,508

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $399	-5% $363	+0% $328	+5% $293	+10% $257
Rent	-10% $176	-5% $252	+0% $328	+5% $404	+10% $480
Rate	-1.0pp $391	-0.5pp $360	base $328	+0.5pp $296	+1.0pp $263

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Loveland Blvd Punta Gorda, FL	1.0–3.0	1.0–2.0	1151	$2,030	$1.76	15d	276	0.26mi
24151 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	990	$1,955	$1.97	15d	28	0.40mi
1999 Kings Hwy Port Charlotte, FL	2.0	1.0–2.0	906	$1,800	$1.99	22d	2	0.54mi
24001 Madaca Ln Port Charlotte, FL	1.0–3.0	1.0–2.0	1179	$1,720	$1.46	15d	26	0.77mi
24150 Beatrix Blvd Port Charlotte, FL	3.0	1.0–2.0	866	$1,735	$2.00	15d	42	0.77mi
25100 Sandhill Blvd Port Charlotte, FL	2.0	2.0	860	$1,788	$2.08	22d	2	0.99mi
25050 Sandhill Blvd Unit 5B1 Punta Gorda, FL	2.0	2.0	900	$1,500	$1.67	22d	1	0.99mi
1499 Capricorn Blvd Port Charlotte, FL	2.0	2.0	980	$1,495	$1.53	22d	1	1.11mi
25225 Rampart Blvd Punta Gorda, FL	2.0	2.0	886	$1,925	$2.17	22d	5	1.39mi

HOA detail

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

Listing history 18 events

1. 2026-06-22
   days on market $125,000 Active 149 DOM
2. 2026-06-18
   days on market $125,000 Active 146 DOM
3. 2026-06-17
   days on market $125,000 Active 145 DOM
4. 2026-06-16
   days on market $125,000 Active 144 DOM
5. 2026-06-15
   days on market $125,000 Active 143 DOM
6. 2026-06-14
   days on market $125,000 Active 141 DOM
7. 2026-06-13
   days on market $125,000 Active 140 DOM
8. 2026-06-10
   days on market $125,000 Active 138 DOM
9. 2026-06-09
   days on market $125,000 Active 137 DOM
10. 2026-06-08
    days on market $125,000 Active 136 DOM
11. 2026-06-05
    days on market $125,000 Active 132 DOM
12. 2026-06-03
    days on market $125,000 Active 131 DOM
13. 2026-06-02
    days on market $125,000 Active 130 DOM
14. 2026-06-01
    days on market $125,000 Active 129 DOM
15. 2026-05-31
    days on market $125,000 Active 128 DOM
16. 2026-05-30
    days on market $125,000 Active 127 DOM
17. 2026-01-23
    listed $125,000 Active
18. 2014-03-14
    soldstatus $46,000

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $23,077
• − Mortgage interest: −$7,002
• − Property taxes: −$1,963
• − Insurance: −$625
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$3,840
• − Depreciation: −$3,636
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,381/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

+171.7% since first listed

2 events — show timeline

• 2026-01-23 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-14 Sold (Public Records) $46,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,963 · -2.7% YoY. Source: county tax records.