1515 Forrest Nelson Blvd Unit G104 · Port Charlotte, FL 33952

$139,900

2 bd · 2.0 ba · 899 sqft · Condo public records · 83 Days on market

Built 1983 $357/mo HOA · 20% of rent

---

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 +21.1/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Auction Property. * * Live on-site Reserve Auction * * * * This is not a distressed property * * First Floor 2 bedroom, 2 bath unit located in a 55+ gated community. Auction date: Thursday, August 1st, 2024 @ 4:00pm EST. * * No private showings * * Preview Day will be day of auction from 2:00 - 3:45. * * 10% buyer's premium will be added to final bid to establish total purchase price * * $15,000 partial down payment & sign a sales contract with all pertinent documents. Balance will be due at closing on or before August 29th, 2024. * * Must have proof of funds or loan approval with no contingencies * * * * Home is being sold AS-IS * * All information deemed reliable, but not guaranteed, : buyer to confirm all.

Key facts

• Gated community
• Shuffleboard courts
• Welcoming clubhouse

Tags

• GATED COMMUNITY
• THREE SPARKLING POOLS
• WELCOMING CLUBHOUSE
• SHUFFLEBOARD COURTS
• FULL CALENDAR OF SOCIAL EVENTS
• TILE AND VINYL FLOORING

Property features AI

Finance

• Other: Association contact listed as Patricia Wasil, CAM
• Financial info: Total annual fees $4,284; Lease restrictions apply
• HOA & community: Monthly condo fee of $357; Association manages pool, clubhouse, recreation facilities, grounds and structure maintenance; Association fees include water, sewer and trash; Association approval required; Senior community; No pets allowed; Deed restrictions and no Truck/RV/Motorcycle parking; Sidewalks and gated access

Exterior

• Parking: Assigned parking; Guest parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Condominium; Single-story; Facing southeast; Unit on floor 1
• Construction: Block and stucco construction; Shingle roof; Block foundation; Built as a completed property
• Exterior features: Rear screened porch; Sliding doors; Sidewalk

Interior

• Kitchen: Built-in oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); Port Charlotte High School (math 23% / reading 38%, grade F, #434 of 667 statewide, top 66%, 1,649 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 707 active listings in the ZIP; 9 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 35% of the median local income ($61k/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 $967 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 83 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 6.5

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-19,113
• Equity at exit: $20,860

10-year hold

• IRR: -13.2%
• Equity multiple: 0.36×
• Total profit: $-24,924
• Equity at exit: $12,096

Cash invested: $39,172 (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 33952

• Home prices YoY: -4.8%
• Rents YoY: -1.4%
• Active inventory: 707
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$357
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $134

Break-even live

Break-even rent $1,612

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $214	-5% $174	+0% $134	+5% $95	+10% $55
Rent	-10% $-6	-5% $64	+0% $134	+5% $205	+10% $275
Rate	-1.0pp $205	-0.5pp $170	base $134	+0.5pp $98	+1.0pp $61

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Forrest Nelson Blvd Port Charlotte, FL	2.0	2.0	899	$2,000	$2.22	21d	2	0.09mi
19505 Quesada Ave Port Charlotte, FL	1.0–2.0	1.0–2.0	797	$2,800	$3.51	14d	8	0.43mi
20012 Goldcup Ct Port Charlotte, FL	2.0	2.0	923	$1,595	$1.73	21d	1	0.83mi
21026 Glendale Ave Port Charlotte, FL	2.0	1.0	812	$1,400	$1.72	21d	1	1.15mi
21061 Midway Blvd Port Charlotte, FL	2.0	1.0	897	$1,600	$1.78	21d	1	1.20mi
425 Ricold Ter Port Charlotte, FL	2.0	2.0	912	$1,400	$1.54	21d	1	1.23mi
525 Altoona St NW Port Charlotte, FL	2.0	2.0	1002	$1,750	$1.75	21d	1	1.25mi
2472 Picnic St Port Charlotte, FL	2.0	2.0	990	$1,575	$1.59	21d	1	1.38mi
21155 Meehan Ave Port Charlotte, FL	3.0	1.0	1060	$1,300	$1.23	21d	1	1.40mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $139,900 Active 83 DOM
2. 2026-06-17
   days on market $139,900 Active 82 DOM
3. 2026-06-16
   days on market $139,900 Active 81 DOM
4. 2026-06-15
   days on market $139,900 Active 80 DOM
5. 2026-06-14
   days on market $139,900 Active 78 DOM
6. 2026-06-13
   days on market $139,900 Active 77 DOM
7. 2026-06-10
   days on market $139,900 Active 75 DOM
8. 2026-06-09
   days on market $139,900 Active 74 DOM
9. 2026-06-08
   days on market $139,900 Active 73 DOM
10. 2026-06-07
    days on market $139,900 Active 72 DOM
11. 2026-06-05
    days on market $139,900 Active 69 DOM
12. 2026-06-03
    days on market $139,900 Active 68 DOM
13. 2026-06-02
    days on market $139,900 Active 67 DOM
14. 2026-06-01
    days on market $139,900 Active 66 DOM
15. 2026-05-31
    days on market $139,900 Active 65 DOM
16. 2026-05-30
    days on market $139,900 Active 64 DOM
17. 2026-03-27
    listed $139,900 Active
18. 2024-08-16
    soldstatus $131,000
19. 2024-08-15
    soldstatus $143,100 Closed 750-char remark

    Show marketing remark (750 chars)

    Auction Property. * * Live on-site Reserve Auction * * * * This is not a distressed property * * First Floor 2 bedroom, 2 bath unit located in a 55+ gated community. Auction date: Thursday, August 1st, 2024 @ 4:00pm EST. * * No private showings * * Preview Day will be day of auction from 2:00 - 3:45. * * 10% buyer's premium will be added to final bid to establish total purchase price * * $15,000 partial down payment & sign a sales contract with all pertinent documents. Balance will be due at closing on or before August 29th, 2024. * * Must have proof of funds or loan approval with no contingencies * * * * Home is being sold AS-IS * * All information deemed reliable, but not guaranteed, : buyer to confirm all.

20. 2024-08-02
    status Pending 750-char remark

    Show marketing remark (750 chars)

    Auction Property. * * Live on-site Reserve Auction * * * * This is not a distressed property * * First Floor 2 bedroom, 2 bath unit located in a 55+ gated community. Auction date: Thursday, August 1st, 2024 @ 4:00pm EST. * * No private showings * * Preview Day will be day of auction from 2:00 - 3:45. * * 10% buyer's premium will be added to final bid to establish total purchase price * * $15,000 partial down payment & sign a sales contract with all pertinent documents. Balance will be due at closing on or before August 29th, 2024. * * Must have proof of funds or loan approval with no contingencies * * * * Home is being sold AS-IS * * All information deemed reliable, but not guaranteed, : buyer to confirm all.

21. 2024-07-01
    listed $100,000 Active 750-char remark

    Show marketing remark (750 chars)

    Auction Property. * * Live on-site Reserve Auction * * * * This is not a distressed property * * First Floor 2 bedroom, 2 bath unit located in a 55+ gated community. Auction date: Thursday, August 1st, 2024 @ 4:00pm EST. * * No private showings * * Preview Day will be day of auction from 2:00 - 3:45. * * 10% buyer's premium will be added to final bid to establish total purchase price * * $15,000 partial down payment & sign a sales contract with all pertinent documents. Balance will be due at closing on or before August 29th, 2024. * * Must have proof of funds or loan approval with no contingencies * * * * Home is being sold AS-IS * * All information deemed reliable, but not guaranteed, : buyer to confirm all.

22. 2024-03-01
    historical
23. 2024-02-26
    price $164,500
24. 2023-10-31
    status Active
25. 2023-10-20
    status Pending
26. 2023-09-07
    listed $164,900 Active
27. 2023-08-29
    historical $1,500
28. 2023-08-10
    listed $1,500
29. 2023-07-27
    price $177,000
30. 2023-07-11
    price $180,000
31. 2023-06-24
    status Active
32. 2023-06-10
    status Pending
33. 2023-06-08
    price $185,000
34. 2023-05-12
    listed $189,000 Active
35. 2022-01-10
    soldstatus $130,400
36. 2022-01-07
    soldstatus $130,400 Closed
37. 2021-12-05
    status Pending
38. 2021-12-05
    status Active
39. 2021-12-03
    listed $129,900 Active
40. 2004-10-12
    soldstatus $99,000
41. 2004-08-31
    soldstatus $99,000
42. 2004-07-28
    listed $99,900
43. 2000-10-02
    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: $695 · $58/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$467/yr (+$39/mo · 67.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $21,383
• − Mortgage interest: −$7,837
• − Property taxes: −$695
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,284
• − Depreciation: −$4,070
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,714/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

• Census place: Port Charlotte, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 35,231
• Household income: $61,382
• Rent vs Own: 20.8% rent · 79.2% own
• Severe rent burden: 733.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -17.18%
• Current HPI: 339.0932
• Rent YoY: ▼ -1.35%
• 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

+204.1% since first listed

27 events — show timeline

• 2026-03-27 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-16 Sold (Public Records) $131,000 Public Records
• 2024-08-15 Sold (MLS) $143,100 Stellar MLS as Distributed by MLS Grid
• 2024-08-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-26 Price Changed $164,500 Stellar MLS as Distributed by MLS Grid
• 2023-10-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-10-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-29 Rental Removed $1,500 STELLARMLS
• 2023-08-10 Listed for Rent $1,500 STELLARMLS
• 2023-07-27 Price Changed $177,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-11 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-06-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-08 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-12 Listed $189,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Sold (Public Records) $130,400 Public Records
• 2022-01-07 Sold (MLS) $130,400 Stellar MLS as Distributed by MLS Grid
• 2021-12-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-12 Sold (Public Records) $99,000 Public Records
• 2004-08-31 Sold (MLS) $99,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-28 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2000-10-02 Sold (Public Records) $46,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $695 · -75.5% YoY. Source: county tax records.